Yeah, I've been making the comps tables and comparing features, but I guess there is no substitute for a seasoned agent on your team.

The two that wish to stay cannot afford the rent alone but offer to search for substitute roomates.

Having an LLC is not a substitute for having a "strong" insurance policy. 

I happen to have access to MLS and it is certainly far superior to using the other Internet sites, but as a substitute if necessary or for a quick evaluation I don't see the big problem with looking at actual sales from these other sites for comps.

I'd substitute some local multi-families if I could find a way in, but the cost of entry is much higher.

Nothing substitutes for putting your own eyes on the neighborhoods and the houses. 

Withholding Taxes: Seller shall Deliver to Buyer or qualified substitute, an affidavid sufficient to comply with federal (FIRPTA) or California withholding law--How is the affifavid done? 

If I were to use a website for information, it would be neighborhood scout, but I do not think that is in any way a substitute for local insight.  

All the reading materials/podcasts on BP are fantastic, but there's no substitute for experience right?  

When it is QCDed out of your name and into his, simply record a substitution and reconveyance making the property free of all liens.