If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

If I do the work unpermitted by a licensed contractor, is it illegal to advertise it based on the added bedrooms?

If you have properties, a great way to promote them is with Facebook Lead Form Ads, advertise the specific property (or better yet, a list of properties) and it will attract buyers.

I am pretty sure they don't have a buyer higher than my price because I saw them just advertise it again at my price minus 5k.

In 2023 I did not rent the units out or advertise them.

And then do everything yourself: maintenance, advertising, showing, developing your lease etc. 

Similarly when you are buying pre-owned furniture, people tend to advertise if it comes from a no pet household. 

And then pay for digital advertising on local RE/business centric websites.

I can definitely say they delivered as advertised.

We love having new people and we were all new at one time ourselves anyway.Bigger Pockets advertises that they have 4,000 NEW accounts . . . per WEEK.