Take pictures of the home prior to renting it out and have that day's paper somewhere int he picture to depict that the photo's are current. 16.

And maybe colleague is an inaccurate depiction of this guy...

I agree, there definitely is a cash flow trap - cash flow is easy to depict/maneuver on paper.

When you have that rebuttal done you can give the 3 comps that you feel best depict the price and like kind property.

Also, I would never rely on zip code values as that encompasses a lot of different types of properties and doesn't give an accurate depiction of value. 

Property descriptions, documents, and pictures may not accurately describe or depict the property.

There is no record of the fence on the property appraiser's site, and while there is a 160 sq ft detached utility building listed, I cannot find any drawings or site maps depicting it.

The homes depicted on the flipper shows are representative of many of the off market properties  It is rare to see a turnkey property in my market purchased off market.  

At 0.58% rent ratio my pro forma would depict this as cash negative.  

Even the show on HGTV called Bargain Mansions got jammed up over it and had to pay over $66,000 in fines ...Growing Days, LLC (KS/MO), whose owner, Tamara Day, hosts HGTV’s Bargain Mansions television show, entered into a settlement to resolve alleged Renovation, Repair and Painting (RRP) Rule violations depicted on the show.