I have found Fannie’s and Freddie’s maps to be nearly identical however I am cannot guarantee that there are discrepancies. 

A variance was discovered between the tax records and the actual layout, which caused a discrepancy for the buyer in the sale process.

I just don't understand the huge discrepancy.

The structure outlined in that post  wasn't my idea.And yes, again, in no way am I denying the discrepancy between the properties as is value vs. the oddly 'short' BPO's that the bank keeps coming up with. 

So if you see a huge discrepancy, then you have to rationalize it. 

They had some listing discrepancies.

@Kyle R.To your initial 2 questions - I agree with @Ashish Acharya: report total gross receipts, including escrowed taxes, as income and prorate all expenses between personal and rental.To your Q4 dilemma - I agree with @Ron Trinh: it is merely a timing discrepancy, as you will get a wash eventually, just not in the same year.

I wasn't sure if everyone included all their maintenance reserves in their calculation.After reading that other thread I think it's clear that the biggest discrepancy is whether the investor pays cash.

It’s a valid point you make but I think your numbers are inflated so there’s some discrepancy in your calculations. 2000 for countertops or cabinets  , no .. not unless it’s granite or quartz . 4000 for hvac um maybe 2500 . 2000 flooring .

The surveying companies used have each been around for 30 plus years and have a very good reputation so that why I'm not sure of such a discrepancy.