Stick to within 6 months, if possible, and no more than 1 year old unless ABSOLUTELY necessary.Find houses that are the same style, built in relatively the same time period, have similar features (garages, porches, decks, etc), are similar in size, are similar in number of beds/baths, etc.Adding MLS rules won't necessarily help you find better comps...finding comps is as much an art as a science, and it requires more digging (looking at pictures, figuring out external circumstances, reviewing DOM and price drops, etc) than just plugging in an MLS search.

For the purpose of introducing BP leads with possible external deals.

It took roughly 4 months and 3 negotiators.They only did an external BPO only for me, which I was fine with cause it came in so low.

So, if a property value were headed to the basement, say due to external factors, like a factory being built down the street, or deflation, or for any reason and you had tenants in the buildi ng, but a few left and you were afraid the property might not cash flow, you would give it back to the seller (lender)?

And yep, I have two distinct commercial mailing lists both of which are handpicked, one of which is very unique and brought the buyer for my very first commercial deal.

Targeted buyers are primarily those who do not want to be bothered by external maintenance typically associated with home ownership, sometimes because they only live in the patio home for part of the year.[1]There is not usually a legal definition of a patio home, and some houses called patio homes may alternatively be marketed as townhouses, garden homes, twin homes,[2] or carriage homes[3].

A residential property in a subdivision that has been established for 20+ years fails to meet such external factors that influence price over time.

Besides external factors out of your control such as % of owner occupied units, # of foreclosures, etc., there are other requirement that may be mandated by lenders that could reduce your buyer's pool.

I doubt I would want a $200K home next door to a storage facility, is that what the seller thinks, there is alot of external obsolesence there.

A disaster in short order,,,not to speak of water damage to cabinets, vanities flooring etc if there is ever a unreported external leak.Thank your lucky stars they are telling you and dont try to charge them for it,,,or you end up paying for it X10 in the future.