That way you can more easily determine if you are on track to meet your goal since purchasing "X" amount of properties is not an accurate way of determining if you have achieved your desired monthly cash flow.  

What 100% verification method did you use to make sure the reported rents are accurate?

Since you didn't give us the location of the unit, no one can give you accurate advice.

Knowing your goals, having an accurate picture of reality, and an in depth understanding of what tools you are using will allow you to structuring your deals in the best way.

I did have to play with them a little before I could get them to work accurately but now they work great.I have always found BP support to be prompt and helpful.I hope someone answers your questions. 

A good broker can give you an idea of the amount that you would be approved for and have a pretty solid idea of the rates just based on an accurate description of your personal financial situation. 

I'll see if I can get some of these answers via Zillow, but just so everyone knows Zillow can't proivide 100% accurate info like the MLS and public records can so thats why an agent needs to pull the reports.

But saying "gee willickers mr consumer you sure are right the rules are dumb but what can you do, this darned technicality" (snaps fingers) is, in some eyes, "good customer service" (especially since the person saying that knows you can't fix it in a week or a day, if you could then they'd have a reason to actually be accurate, as it stands there's zero incentive to be accurate, they're just trying to push you along so they can work on the next loan number, since yours is about to be denied [they are paid in part by the hour, but also in part on production of approved/closed loans]).Here's what's actually jamming you up.

How would an appraiser go about deciding what the ARV would be (I'm doing a rehab loan so would need an accurate ARV)?

A MS is someone willing to sell below market value regardless of the reasons why.Once you grasp that, you can see more options/answers to the scenario you brought forth, that would make more sense and more accurately justify the facts you are seeing trying to target motivated sellers.If you don't agree please feel free to let me know why, and we'll continue this discussion.