The discrepancy is due to the methodology of Freddie Mac's weekly rate survey in that it only captures quotes from the beginning of any given week.

Can anyone give me some feedback regarding my methodology?

Residential properties are priced based upon comparative sales;they are only meaningful if the same inputs and methodology is used to calculate the CAP rate for each property being compared.  

As long as the assessor has prepared all of the assessments using the same methodology, this system is considered fair and equitable.

Through the forums, people will invariably critique or agree with your methodology.

Its something to be very methodical about when doing it alone, or team up with an experienced investor who can walk them through the process and methodology to minimize risk. 

The correct thing to do is to utilize MLS based comps regardless of what other complimentary tool or methodology you may using.

@Ronald McDonald The best way to decide if a cost segregation study will be of benefit to you is to get a no-cost estimate from a company that provides engineering-based studies, the IRS' preferred methodology.

I just developed my own methodology based on what seemed logical to me, and wanting to ground it in some hard statistics.  

To bring this thread back on topic, with your expressed experience as an agent and as an investor I'd be happy to hear your methodology on efficiently assessing and closing on properties.