Pay $50 for them to expedite to your timeframe.

50/50...

Situated within driving distance of Orance County and San Diego County where prices are 50% more, and having excellent schools, we have a super strong rental market.

Also while many of the high income areas have far exceeded the peak of a decade ago, the lower income areas are less than 50% of their price from a decade ago.But over time, prices go up and down, and with a long trajectory will always go up because their is no fighting the economic force of inflation.

There are several of us on here and we can all handle in all 50 states as I can safely say we all handle Texas as I know I do quite a bit of work there. 

My reading of the rules and regulations led me to believe that the government is trying to force ground rents out of the picture. 

Without knowing the cash flow (in and out) for the year (ie. trailing twelve), you would need to use conservative approaches for determining expenses, such as the 50% rule.

I am very capable in excel, having manually and mentally run the numbers of multifamily units listed online I have found that none of them come close to meeting the 1% rule.

So I am not understanding why they are asking their title company to rule on the request. 

This gets you 50 % of where you want to be, while simultaneously apprecating in value, not to mention the tax shelters that would become a major benefit to offset your income.