Pretend you are them and look for another place near by that is comparable to yours..... what's the rent there?

I prefer to do business with those who know ther crafts instead of those pretending to know it all by showing signs of “grandeurism” just because they have a college degree.

I won't pretend it's not. 

He's pretending to be your friend so he can milk you for up to $400 a month.Give him the minimum required notice, get him out, and rent it at market rate.

There are two things that stick out like a sour thumb to me about what you have presented;One: How can you afford a 5100 square foot building and still pretend to qualify for a financial hardship without comitting fraud?

How happy I would be just to be able to run the numbers on a "pretend" deal (by pretending I have more money than I do) as a hypothetical learning tool.

Pretend it's just a SFR with more square feet/bedrooms and run the comps that way.

@Anne Williams As you've already been encouraged to do, even though this is not an investment property per se, it is still a large investment for you and you should try to get a good deal not just overpay because your agent tells you to.Appraisals are not the subjective 3rd-party valuation your agent is pretending they are.

I send an email pretending interested, no reply so far.3.

There are online sites for landlords (such as BiggerPockets) and online sites for renters (Google "apartment ratings" and pretend you are a renter looking for a place to live).