I have a couple of properties in different LLCs.

There have been a couple software companies in the past but they have moved more towards institutional investor focused than the small investor.

If you pay them diret and hint to them the comps you suggest because you're trying to come in lower, then they are more likely to do that.To me, I would just use a couple of low end sold comps and call it a day. 

I agree that you shouldn't spend a couple of thousand dollars on an accountant if you have two small properties.

Tuesday I'll go to bid on a couple of them.  

There is a proration available for a couple of exceptions when you haven't lived there for 2 out of 5. 

Maybe BP should validate successful investors and pimp us out to folks willing to pay 5-10k for a lunch and a couple PPT presentations... seems like a much easier way to make money than investing...

I just turned 18 a couple months ago and while I do work a 9-5 job, it is my dream to not have to do this forever.

I really should have had someone with a bucket truck or a couple younger guys.

You can kick that capex can down the road a couple years, but not forever