The final rule implements sections 1411 and 1412 of the Dodd-Frank Wall Street Reform and Consumer Protection Act (Dodd-Frank Act), which generally require creditors to make a reasonable, good faith determination of a consumer’s ability to repay any consumer credit transaction secured by a dwelling (excluding an open-end credit plan, timeshare plan, reverse mortgage, or temporary loan) and establishes certain protections from liability under this requirement for “qualified mortgages.”

He'll have a hard time disputing the opinion of an established and reputable electrician who's been in business in town for years.

That said if you put in the work and establish a solid team on the ground I don't think it's necessary to use a Turnkey provider.

(Hint: A Zillow "estimated value" will not work or even be considered.)Also, the comps should be recent (as near in time as possible to when your property's value was established). 

First one was in a somewhat up and coming urban neighborhood in Fort Worth and the second was in an established neighborhood near where I live.

He can also work exclusively for you and establish regular work hours.

I'm fairly new to the business and so i do not have much information to offer, but wanted to encourage you to continue to build a team of with a competent and committed Realtor, RE Attorney, Title Company, home inspector, contractors and property managers (to name a few team members) and  establish your expectations for each in addition to developing a way that the team members all feel that working hard for you and working to ensure that you get the best deals, at the best price is also beneficial to them. 

Yes I am new to REI so I want to establish a good relationship with other investors or realtors, which is why I would want to include them in the deal if I was able to close.  

The difference between 2005 and now, is that back in 2005 deals were bought at a massive negative amortization, as you stated and they were purchased solely as a gamble for appreciation.

Appreciate is a gamble.