@Frank Casi, I agree with you to a certain extent, which is why I believe finding the right property management company to partner with is the second most important part of real estate investing (the first part being to buy the property at the right price).The good news is that the BiggerPockets community can definitely point you in the right direction as far as property management companies go.Similarly, you can post every opportunity you get in the forum and you will receive instantaneous feedback, which should help you evaluate whether the deal is right for you (kind of like you did with your original post above).All in all, you are on the right track and taking the right approach.  

Pre-application estimates, compliance tests and reporting requirements will be impacted by the rule.

Property Shark looks really interesting as far as what you can get with the paid subscription and the full report etc. however if the info isn't very good then it would be a huge waste of moneyCan someone please shed some light for me

If you pull comps and write your letter, the appraisal does not have to change his Opinion of Fair Market Value, however he should/has to within the report address why your sales were not utilized and or why they are not considered reasonable comparable alternatives.

I did a five page report and 15 min power pint presentation on him for an interior design class last semester.

It doesn't matter where you go in this great country, if you turn on the news, it's the same as here in Memphis. 

I just sent some direct mail and ordered them from http://marketlikeawholesaler.com/ The only reason I mention it is because others have reported amazing results on podcast #132.

Great news!

I would probably ask for 2 determination letters - the latest property inspection findings/report and the latest financial determination of the tenant to see what portion of the rent they are responsible for.  

At the risk of bursting any bubbles, neither question can be answered until after tomorrow's news.