But if they are showing properties that haven't actually sold recently, or not reflecting recent sold data, then that's a problem and will throw off my own evaluation process. yes that is a bigger problem for sure.

Did you put in the carpet when all the properties in the comps you pulled are selling with luxury vinyl..

How about who NEEDS to sell?  

Are you certain you would have to sell at a loss?

Any advice or insights into the process would be greatly appreciated. 

To top it off he's out selling guru stuff and has been.

Ah screw it, you can sell it for the same amount right.

For example if the house is worth 400K, but they are willing to sell it for 375k because they are avoiding having to pay 25k in agent fees, then the bank can consider the equity gap as a down payment.

I have not, but have several notes I can sell. 

With that being said, I also feel like I have A LOT to learn still, but eager to start the process of buying my first rental property!