Number 5. can't be said enough.... so many "marketing numbers" fluff up values and make things seem like a no brainer, when reality is they're garbage. 

of course, but without the specific on the ground 1st hand knowledge of the situation, as it moves, you would be going into this with the illusion of clear sight...and in reality, blind as a bat.  

That means that in reality you are the tax payer for the property. 

I imagine in 2019 one will see the reality of a normalized year in real estate.

that all works if your in an area with those price points or a plethora of 40k double wides.. that's just not reality in most of America.. but I dig your deal making thought process.. 

(although I agree Rentometer is probably fine for reality purposes)

On the contrary.But, ignoring the realities of your market and repeatedly making lowball offers with zero chance of being accepted accomplishes nothing, and earns you nothing. 

21% looks great on paper but reality can be very different. 

Thanks for the suggestions, we ended up going with Rob Brooks reality.

I wrote a blog about the benefits if you want to take a look.https://www.biggerpockets.com/blogs/9232/55313-intro-to-section-8---your-perceptions-vs-my-realities