My only concern with off market is properly figuring the right price to negotiate and finding the ARV quickly and accurately.

The way they see it is you may need an agent to sell your investment properties at one point and hopefully they can earn your business for when the time comes.Here in Utah there is really no other way to get accurate data without the MLS and even if you have it you may not know local trends that effect certain geographic areas.

First, that isn't always accurate...that just because you live there you know that area. 

This is in a town of 5,000 where not many properties change hands of this size so the comps are not accurate.  

I've been as careful and accurate as possible so let the chips fall where they may, moving forward or learning from any mistakes.

Everyone hs said a lot of good stuff already but from an investor perspective my realtor is great because he also does flips and rehabs so when we look at a place he can accurately estimate the construction costs ans ARV.

Based on my pro forma and estimates, this is a pretty accurate rate of return that I expect the property to deliver. 

If your expenses are accurate (double & triple check) this means the property should cash flow such that you can hold onto it for the longterm (this is good!).

Looking at the second page, you get a more accurate description of the cash flow. $600 post refinance, so $150 per door. 

I was doing some research and I've come across something that states if you're an out of state investor you have to hire a property management company.is this accurate?