It would thus be incredibly unusual for a new appraisal order to go back to the same appraiser. 

I'd work at correcting that through a Ratio Utility Billing Service, but for the purposes of valuing the property now, I'd use at least 50%, and, as another poster said, 60% is not at all unusual.

- Current property manager that this landlord is using charges 7% not 10% but uncertain as to quality of PM. - Its an older house that he stated was updated not too long ago.

Options only benefit the tenant; they do not benefit the landlord because as the tenant nears its option period, the landlord is in an uncertain state of whether the tenant will renew or not.  

It's not unusual in older homes to not have air conditioning.

He's telling me that it's unusual to collect last mo. rent upfront and asking if I'd take that requirement away.

You want to know what other types of residential are allowed.It would be unusual for a zoning designation to be single family and yet allow 40 du/a; that density is squarely in the MF zoning density.

Anything that makes a house unusual for its neighborhood is generally going to be a negative.  

Two offers rejected is not unusual. 

This is especially true once you've had the opportunity to help someone who is a 'deer in the headlights' and uncertain what to do or who to turn to.