Right now, lot's of sellers still seem to think they can get what they could have gotten in the spring, which is justifiable because a 6 month old comp is back in APRIL, when rates first started their moonshot.

However, I see actual T12 statements that seem to deny that logic and, of course, brokers use these T12s to justify low expenses and high values.

It's only 500 of 1500 sq feet lets say, it's not bringing in equal rents as your unit would, it shouldn't justify equal expenses. 

I would certainly try it though if I had properties very near a university.I think your concerns are partially justified, but it can still ultimately pay to lease by the bedroom.

The pictures shown don't indicate the higher end quality that would justify claims of damage requiring replacement of window casings or trim, unless it has been split out and won't hold hardware being replaced. 

In either case, there is a cost to doing a cost seg that may or may not be justified by the tax savings (which are really deferrals).- The ability to lower taxes by investing in an traditional IRA will depend on other income factors. 

Her C-CORP was audited once & she learned of the unrelenting detail they will go to.Then when we did have that IRS Audit they wanted to see the flow of money to/from each property to justify expenses, capital improvements, & repair time-lines to further justify the high mileages claimed regardless of mileage logs.

The market is whatever someone will pay for something.Your subject property is a comparable sale and depressing the market if you buy it at a discount (another way to look at it).If you purchased a property and did nothing to it and then sold it for a substantial profit 8 months later (congratulations), the conventional underwriter had to justify the original value as an anomaly and more than likely put in the notes of the file that the first purchase was a distress sale of some sort.  

To perform credit checks as a landlord, you could try to establish an account directly with Equifax or TransUnion, but most of us do not have the volume of credit history requests to justify the subscription costs, nor would most landlords have the security and privacy controls in-place.You may be better served by using a credit agency such as RentCheck or Tenant Verification Services (TVS) as an intermediary:  they will have accounts with multiple credit bureaus and can provide you access to credit histories for both Canadian and U.S.A. applicants.  

You don't have to justify it.Keep it short and professional.