@Kim Hopkins My understanding of costar is that it is listing's only (and they are aggregated from other sites and not accurate half the time)… ProspectNow is nice, you can search by just about any different parameter you want.

The lender said I need MLS comps that are within 1/4 mile away from the subject property.The lender said all comps must be within 6 months old and I also need active, pending and sold comps.It should also show how many days on market they are.

So half of the down payment does not do me much good.  

It seems to me to be 6 of one, half dozen of the other, except you’re penalizing yourself with a high interest payment.

., on a per-mile basis.However, this "standard mileage rate" does not (theoretically, of course) include the "separate items" of parking fees, tolls, interest, and taxes, and so these may be deducted in addition to taking the standard mileage rate.Also, I assume your car is relatively old or inexpensive such that the standard mileage method makes sense as opposed to the actual expense method?

If your long game is to hold, then generally speaking, I feel like a good tenant is worth more than a half to full month's rent. 

They feel you out during the first few days, and if you give an inch they will take a mile.

Have you guys had better success with a mass mailing say 1 time a month or break the list in half and mail every 2 weeks?

. $500 of that $1000 rent payment goes towards Sept 15-30 rent and the other $500 gets credited towards the first half of Oct rent.

If you are further, you'll have to work hard to entice folks to drive the extra mile.