If they can't find those things, they will go out a little further (start at 1/2 mile, then mile and so on) Then they will make adjustments to bed/baths/sqft.

However, the method of handling the 1099 income on the tax return may vary depending on the circumstances and interpretation of tax laws.The approach your CPA has taken, where each property is reported separately on Schedule E and then adjusted on a statement for property 3 to match the total 1099 income, could be viewed as a cautious approach to ensure compliance with IRS reporting requirements.

But it doesn't mean you stop or give up, just make small adjustments along the way.

If only 1 agent, or none, then adjust accordingly.

Adjust your sights to 65% and below. 

I went and got certified to complete the lead tests; something you may want to consider, though I'm not sure if you can submit samples on your own properties; seems that would create a conflict of interest.

and they are very likely to systematically monitor market rents on a monthly basis and adjust accordingly.The fundamental principle is that if you don't index rent for inflation every year you are essentially giving them a rent reduction.

Fannie/Freddie a few years ago changed the loan level pricing adjustments on investment properties and second homes to be exactly the same.

New dates on letters delivered to the door, certified mail, etc. 

If they are going to be there post closing, at minimum have your agent do a final walk and take photos and video as you will now be the landlord and responsible to hold them accountable for any damage, so document.Once you get it up as a STR, you should go at least once a quarter to make sure cleaners are doing a great job and make any needed repairs or adjustments.