I'm trying to get an accurate annual insurance premium estmate for my analysis. 

I found some of the locations that I put in were not accurate.

The same agent is still holding the listing, proving the original advice was deeply flawed.A listing that sits for two years with a major price correction carries a stigma that often hurts the final sale price more than a quick, accurate initial price ever would.This example is a powerful reminder that many realtors are disconnected from accurate market values and prioritize winning the listing over serving the seller's best interest.What is the logical next step for this seller, and what responsibility should the initial agent bear for the wasted time and lost equity?

The money is in the value adds (assuming your ARV and rehab numbers are accurate).I think it is far from a slam dunk as a hold.  

(both were pretty accurate in 2018)Garbage: $500/mo (accurate if not a little high)Insurance: $130/mo (way low... it would have been closer to $400)Vacancy 5%, repairs 1%, CapEx 5%, management 0% — all way too lowRed flags I ignored at first:During the house walk-through, we were a little drunk with excitement (don’t do that).  

In this situation, where there is no W-2 job or other earned income, the net income from real estate operations could be treated as subject to self-employment tax (FICA).It is therefore essential to maintain accurate and detailed records documenting your level of participation, income, expenses, and management activities.

@Michael MaznioFor rental comps the most accurate source is always the MLS if you have access, Rentometer and Zillow. 

It is important that accurate information is provided to those interested in opening recovery housing.

Thanks Elealeh, I've been playing around with making the formulas for BRRR on an actual website, I'm curious if you'd say it's accurate? 

I've been finding things like this essential for accurate deal evaluation.