If anyone would know the accurate answers to all these questions, we'd all be billionaires right.   

You will NOT get accurate  information from Trulia or Zillow about Texas because selling prices are not required to be reported in Texas.

Zillow, Rentometer, local property management companies, etc) because there's not one source that's 100% accurate by itself. 

This is where you need to  get pretty comfortable with your bookkeeping, since you want to track these very accurately in order to maintain the corporate veil and avoid commingling funds.

If NAR did know of me, their data would be much more accurate!

The real key, however, is that the borrower has to provide accurate, complete information.

When AC first got gambling the only other legal gambling was in Nevada. 

those rent growth stats are usually composed of 50+ unit bldgs and not accurate for smaller bldgs.

You can not find accurate opportunity costs in real estate, seldom do you really find two choices of properties that are similar in marketability, liquidity, risks and costs to hold the asset.

(Rates go up, commercial property values come down.)About the only saving grace I can find is that if your ARV estimate is accurate, you may be able to refinance and get back a little of your personal money.