I don't reward bad behavior with financial windfalls.

Variables of importance are max delinquency last 12/24 months, LTV, CB score, behavior score, employment history, income, etc.  

I posted an eviction notice as a lease violation, as we do not condone violent and illegal behavior in our properties.

Someone mentioned bankrate but Their display is terrible and always defaults to options with points.

Would I include the "start up costs" (closing, rehab and licensing) as an operating expense, or is there some other way that this should be displayed?

These listings would not appear on the Craigslist (but would usually be displayed on Zillow/Trulia and other sites).If a property is already "listed" with a realtor, it has already been fully exposed to the market.And even if a particular property is not listed, you might want to review your state's laws (and penalties) regarding practicing real estate without a license.

Any lender looking at such behavior would question your ability to stick it out with a project, and probably be reluctant to loan you money for your real estate.

That s/he grossly mislead you or lied to you about a fact or facts to induce you into closing.As others have also stated, ARV is a subjective opinion and as such it may be impossible to prove a fraudulent behavior. 

I'm confused about his strange behavior, but I'm also glad to let him go and I hope his buyers find a way to let him go.

Virtual Tour Alternative Tool - Use Licence For SaleHolobuilder is a 360 Realty Capture and Display tool.I had a prospective project come to an end but bought a "four-year" license of Holobuilder that I can now transfer.This is the legacy "Real Estate" Plan which includes unlimited projects until July 2022.