Public Record bedroom number is different than the advertised bedroom number.For instance, Public record and tax assessor says 4, while advertised bedroom number on MLS/listing is 5.The listing agent insists that the bedroom number is correct and that assessor and public information are wrong.What steps do I need to ensure that the advertised bedroom number is correct?

Ormond Beach for instance - properties that would have been snatched up by STR investors are sitting on the market with price drop after price drop due to zoning crack downs..

We have had instances in Texas, where the taxes outpaced any rent increase.   

This helps to make Huntsville one of the most affordable cities in the U.S. for owning a home.Huntsville is also a safe place to live, coming in 10th for the lowest crime rate among the cities we evaluated.Residents of the Rocket City also have access to the world-famous U.S.

I know most people are using 70% X ARV - Repairs but how low should I go below that when presenting offers to say banks for instance.

first thing one should do is figure out if they quality the 2  in  5 tax treatment and if the home has appreciated a ton like 250 to 500k which is very common in coastal markets and Denver for instance.. selling would be far smarter than renting. pocket the tax free and find another rental. turning it into a rental you lose that one time tax treatment which in my mind is the very best for real estate. 

I am a licensed GC in WA state and I am required to maintain a $30,000 bond which is for instances just like this.

For instance, posting a home could potentially violate various laws that listing agents are trained to navigate, such as Fair Housing regulations and the recent NAR settlement.I’d recommend establishing a solid relationship with a listing agent.

Furthermore, this rule may be disregarded as investors become more creative.For instance, if investors intend to buy and make a long-term hold play, betting on appreciation, they may be able to afford to pay more.

For instance if it's $5000 in furniture and you are netting $500 a month then it's 10 months before your buyer sees any actual income.