But that is where the NOO HELOC would need to come into play.  

Hi @Anthony Portugal,Nothing jumps out at me, except that you are posting this on BP because your LO apparently doesn't think it's important enough to make time to explain it all to you... that doesn't bode particularly well for how it's possibly going to play out once in contract and paperwork is flying 100 mph!

Amenities, location, style, condition, lot size, neighboring homes, etc all play a role in the ARV.I tend to disagree with some of the comments above as I do not believe them all to be accurate, however, the important thing here is to learn how to properly evaluate a property's current and after repair value and there are many factors involved in this process, not just bed/bath and square footage.

This contractor is playing hard ball with you, time to step up your game.

She's looking at uncomfortable prices that we can afford, but like I said, I like to be capitalized so we can play the game.  

Certainly, class A apartments is not where the value add folks play so that is not where you should be looking or get tripped up by looking at data from newswires showing over supply concerns.  

The history should not come into play.  

They even play “bad cop” at times with uncooperative tenants, buyers and sellers when needed.

I played around with some numbers, and it would seem the only way this property would properly cash flow would be if the investor picked it up somewhere around 168,000.

Some of which are just from people that just have loads of cash not moving and are happy with very modest returns as they are playing the long game.