The taxes I just used the proposed tax rate off of the county website multiplied by the purchase price (I know that’s not going to be entirely accurate but I thought it was a decent starting point).

How can i determine accurate ARV?

I would imagine $45k would only cover a light remodel for each unit (new paint, new flooring, new light fixtures).To estimate costs accurately you should really be walking the property and creating a detailed list of the repairs and costs for each item.I would recommend getting The Book on Estimating Rehab Costs to help you learn the basics.I have a spreadsheet in my fileplace that may be helpful as well:https://www.biggerpockets.com/files/user/drobertson/file/house-flipping-spreadsheet-6-lite

So now I mostly hold SPY and "gamble" on some individual stocks.

Is this accurate or do I need to file a claim in court?

New to real estate investing and working on becoming an expert at analyzing deals while still in Japan for a few more months. As I’m going through analyzing the deal the question always arises “After Repair Value?” wh...

However, I do have an issue that this information was not accurately disclosed to me during the Escrow period.

They are expensive and not always accurate.

Chances are, the costs associated with the book aren't 100% accurate for your area, but they are a good guideline to make offers from.

You never know, but with the info you told me it feels like less of a gamble.