I am sure you are a great negotiator, but you that is a skill that does not translate into this market.

With the low cost of living and plenty of space to keep building, it is very attractive to many corporations -- which translates to the need for more housing.

This translates into a kind of anti-established business practice mindset.What I think will happen is Listing Agents will severely cut or almost eliminate their compensation to the Buyers Agent, basically forcing the buyer to go direct.

With the recent changes (earlier this month) in guidelines, lenders can actually use rental income from the ADU to help you qualify for a higher loan amount vs just relying on your income from your job.

If a law suit is filed we are not relying on the LLC for any asset protection.We use an umbrella insurance coverage for our asset protection. 

All I care about anymore is location, the price of the property compared to surrounding properties, comps so that I know I'm getting instant equity, being able to force appreciation quickly through value add, and "pride of ownership"/ actually wanting to own the property (which also translates to renters actually wanting to live in the property).

I have used this only for additional support, but not relied upon for final value.6) And then adjusting any found comps for all the typical characteristics (age, size, location, etc).

Look around the market rather than rely on calculators and see what your tenant can get for that amount. 

*The taxpayer or RPE attaches a statement to the return filed for the tax year(s) the safe harbor is relied upon.If I don't meet all the 4 bullet points for Safe Harbor am I still able to take the Qualified Business Income Deduction for a profitable Rental Property?

I think that data should guide our decisions, even if some people may rely on their emotions or gut sentiments.