While we would all love our real esate business to be easy to manage the reality will be that managing your properties from long distance will always be exceptionally challenging and for the most part you will discover that it's just is not worth it. 

Look even if you are right about the value, then you must concede the sellers are not seeing reality. 

I was actually born in Chattanooga, then moved here as an infant. 

How do I take the image in my head and turn it into reality?

Beware: this tendency carries the very real danger that we may come to believe we are living in a world that is very different than it actually is.

It's almost October here, very few Tenants left after summer.You'll get lucky if you'll get even couple units rented to sell it.It might sound good on paper but there is something wrong in reality.

The reality is that they are the bad tenants having attitude issues that no landlord would ever want.

The house style is actually unique in this area (though not in the northeast), a tri-level.

It can be based on the ARV like you're thinking, actual LTV (as-is), or some other algorithm(s) specific to a lender's risk tolerance, experience, knowledge, etc.

Especially at the start and in a market such as yours.It might be better to sell it and take advantage of the tax free money and put that towards an actual investment whether that be near you or somewhere else.Good luck.