I can have them get me the T12s, preview the property, etc. but I always want to put my own "boots on the ground" and compare and contrast a high number of properties. 

The high contrasting pieces are most likely hickory.

It does not apply to SFRs because SFRs are valued using sales of recently sold comparables.Some investors insist on using Cap Rate as a "performance" metric to compare and contrast competing investment opportunities.

If everyone is buying putting 20%+ down, by contrast, that means 1) the HOA is a mess and 2) your pool of potential buyers just shrunk a whole lot.

However, it's 3 days or less to provide a written estimate of the damages and condition contrasted with your move-in inspection.  

Probably not, or maybe I don't understand my tenants well enough.In contrast, if you saved and spent the same money on covered parking for your unit that might justify an increase in rent and therefore pay for itself over time.This is why I perceive capital expenditure to be a separate decision from your normal operating expenses (i.e. if a toilet breaks, you have to call @Brandon Turner to come fix it for you...and he doesn't work for cheap anymore)I'm know there are great discussions elsewhere in the forums about CAPEX if you want to learn more.Good luck!

In contrast, some say to start at 25% off the asking price and work your way up.

It's a slight contrast but oddly goes hand and hand.

Just last night I was on a foreclosure auction web site, so the parallel between the days of the Great Depression and our own recent Recession was interesting, but the contrast between the technology involved in selling these was striking!  

Look at them, study them and compare/contrast what was done on each to come up with the different values.I've had multiple instances where an appraiser came back with a low appraisal and I had to point them to other (better) comps in the area to use.If you do proper due diligence, know your market and can pinpoint the ARV of a property, then on the rare occasion when an appraiser comes back too low, you should be well armed with information that can help them see the light.