I'm a newbie in MF so I know of this confusion firsthand.I have pointed this out a few times but your weighing in on it sure carries a whole heck of a lot more weight!

While appraisers do need to include actives/pendings in their report, a sold comparable will carry primary weight.

@Mike H. keep in mind the reason for the "no renting" rule in the HOA is the occupants perception that rentals will decrease their value or will not receive proper upkeep.

Maintenence implies the day to day costs are higher, that really depends on the quality, age, structure and previous upkeep.

A good buyer's agent is an asset that's worth his weight in gold.

Just seems dangerous with fair housing laws, as really all I can tell from your photo is what race you are.The only time I'd consider a family vs non-family is if the other offer was similar but from some out of state investor group or something, and even then it would be the weight of a single hair on those balance scales. 

Basically I do the labor and up keep, help him with cutting and splitting firewood from the land, and cleaning years of trash dumping on it by him; in exchange for ownership of the land in 10 years.

I decided on Charlotte after conducting a ton of research on the top markets in the US, and taking a variety of factors into consideration:Home ValuesAverage Rent / Income ratiosUnemployment RatesCrimePopulationEconomic GrowthNet Migrationand most importantly, where we'll be happyI started out with Bigger Pockets own excellent 2017 Market Analysis, and added my own numbers to help me give more weight to the factors I felt were most important.

Sometimes it’s a misunderstanding about what you want because there are owners that see rentals as cash cows and don’t care if they fall down and others who care about the upkeep and tenant quality affecting the neighborhood. 

So anyway, on me a gun can easily disappear and size and weight aren't such a factor.