I am in a reflection mood. 

that's what I was trying to say as a seller anything the inspection turns up that was not visible I would understand but if there was a crack in the driveway or bad carpet when you looked at it I would not be ok with you asking for it as that should have been reflected in your offer.

For example, property is REO so does the AVM reflect the value of that particular property or is it more generic and take into account comps like a realtor to determine market value?

This strong attribute is being reflected in the current Cap rates around the Boston metro areas.  

Ideally, the fee you pay your attorney should reflect the assistance they receive from the title company.

Anyone having enough experience to reflect and learned lessons, wish they'd started out differently than they did?  

If the offer is not accepted you likely dodged a bullet.Anything you see outside is a reflection of the previous owner not necessarily the tenants.What is most important is your ability to evict or non renew a tenants lease.

I also have pro forma statements that I can send to you reflecting the returns you can expect.Keith  

Of note, the property was just finished so in process of being rented out--so the current rent is skewed downward, and pro forma are more likely reflective of year two I figure.

It is, essentially, a duplex, and the zoning should reflect that, and when looking at comps, should be compared to other duplex properties.