I guess it must have worked for them in the past, but the conversation got ridiculous, where I found myself assuring them that I understood that they would never get rid of their cat, but that I don't allow cats.   

Rest assured that if that happens they're suing you. 

Although I have a biased opinion, as does a non-agent, let me assure those in doubt that it's much more than filing out a couple of forms, especially on the listing side. 

I can assure you that I do not have a thick foreign accent and I don't charge ANY upfront "insurance" fees.

Someone needs to be a licensed CPA to provide assurance work (audited financials). 

My understanding is the underwriter want to be assured you didn’t take on any unknown debt to obtain the down payment.

I call the court and the clerk tells me the tenant came in with his court notice they mailed him, and sure enough it did not have the court address on it, the printer skipped it......she assured me she has never seen this before and it is rather odd.

(For you people with Agent friends ask for ‘sold listings’) Bank appraisals are nice, market comps are better.Markets vary (as do the skills of appraisers), but I can almost assure you that an appraiser can get you a more accurate valuations every single time.

My real estate agent assured me that the comps looked good and that there was even a couple other houses that was pending and would support the ARV even more, by the time we closed.

Now some of that CAPEX was elective to improve the property and increase rents, but still I can assure everyone that CAPEX is very real and is probably is over 10% of rents over time.