And with the step up in basis, if I sold in a couple of years and even lost money on renovations, etc., I would still come out very financially ahead.

Any list you can pull for a few bucks has already been hammered by hordes of investors before you.Not saying this way can't work, but I recommend a different path...I prefer to focus on sellers who have a reason to sell but who require some effort and skill to identify.My favorites are #TiredLandlords, namely owners who have filed an eviction lawsuit against their non-paying tenants.Many of these folks are through being in the rental business and are open to hearing about a way out.Even better, #TiredLandlords are ideal candidates for seller financing, since they don't need the sale proceeds to buy another house, PLUS they are already conditioned to receiving monthly payments over a period of time.

About 2 years ago I decided to become a licensed real estate agent in Michigan and have had a fairly successful first couple years doing that full/part time.  

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. 

I prefer no ice makers and when the last fridge with the broken icemaker (lease signed with it that way) dies they will get one without an ice maker.