Your "down payment" would be whatever equity you do not extract from the house.Does the $438 include taxes and insurance?  

This evening, a tenant of ours was notified by the police that a man they were pursuing had entered her home (our property).  He was of no relation to our tenant, just happened to be running through the neighborhood t...

I don't know of a service that provides this.The NAR and local state real estate commissions track certain data but it varies by state.One state can have 2 mls's for that state and another could have one for every other county.So with broad data is basically useless as you are trying to extract data in your local marketplace.You could track how many agents in the county by the REALTOR board but it would not include non-REALTORS.You can get tracking data from your local state commission but they charge you for it.What are you trying to do with this data??

The $4k of costs is certainly high for a SFR in this price range, but considering that you're extracting almost all of your investment, your ROI is still huge, so be glad you have access to CO money using your appraised value.

I can still do an extract for the acccountant.

And yes, caving to their demands only increases the chances they'll keep nibbling away, because you're showing them it works.One counter-tactic to the Nibble is Quid-Pro-Quo: Extract a concession, no matter how small, for every concession requested.

I use the analogy that the small investor uses a carving knife to extract as much profit as possible from a particular asset whereas a big bank uses a meat cleaver because that's all it can use and that's all that it needs to make the profit it needs from the large amount of assets it can acquire at the lower prices it can acquire them at.

If it's any consolation, if they paid a locksmith to replace the entire lock rather than just extract the key, they got ripped off

That's about 1.5%For lower rents, its harder to extract that $100.

Bad partnerships are another one or a partner needs to sell off their shares so on the sale will let more of their equity go to do a quick sale to get cash.Some commercial developers will sell at higher than market cap rate to move product quickly as it is a volume business to them versus a one parcel owner trying to extract every cent out of a property.So based on experience I know there are sellers who will sell at better than average market rates due to their unique and individual situation.