Round to the nearest $100 at least.

Be patient since you too will probably have to go through several rounds of realtors to find the right person who makes you their priority.

Will round down the numbers and omit the top sale numbers.

I agree that this topic is pretty beat to death with the "obvious" arguments on both sides, but this is also one of those topics that won't be obvious to newer investors, so I completely understand why it comes up a lot and why the obvious answers can be good.That said, your extra commentary really rounds out the discussion.

They did a couple rounds of 'Best and Final' offers.

Round down to 5, since rates only come in 0.125% increments. 5 * 0.125% = 0.625% = as I suspected, approximately the entire difference between the two is due to LD covering ~$4k of your closing costs in the rate. 

After sending 3 rounds of post-cards to those owners, I decided to create a new list. 

I just put flooring in that is real engineered hardwood with installation for $4.50 per foot including new shoe mold(or quarter round trim). 

Generally, if the property is being rented on the short term rental market year-round, it can be considered commercial use by insurance companies and homeowner's insurance will not necessarily cover you. 

There is another thread going round where someone bought a non-conforming property (doesn't meet zoning) and is now having issues getting a permit cleared.