Second thing is that the "unofficial formula" is pretty accurate and a great way to stay out of trouble in this business.  

Therefore, excluded from the AML Program is any Federal or state agency or authority administering mortgage or housing assistance, fraud prevention or foreclosure prevention program, though manufactured housing entities participating in such programs must comply with the rule to the extent that any transactions could reasonably be considered to be extending a primary residence loan or offering or negotiating the terms of a primary residence loan.Technical Explanation of Anti Money Laundering Requirements Interestingly, the AML Program does apply to foreclosure prevention actions and counseling services performed by legitimate, non-profit organizations, to the extent any such organizations may reasonably be deemed to be extending a residential mortgage loan (including a short-term mortgage loan), or offering or negotiating the terms of a residential mortgage loan.

I refuse to leverage any of my properties since they cash flow well and are all performing.

They can accurately tell you the value of a property. 

Also Can anyone recommend a individual or company that can perform title searches?  

Direct train service to NYC (50 min train ride), lots of restaurants, very walkable downtown, MAYO performing arts center with some good acts cycling through, and lots of bars/ nightlife which appeals to younger crowd a make it a hot rental market.  

Again, there are companies that perform this service for a nominal fee.There are no annual filing requirements for single-member LLCs in Arizona.If your LLC has more members than just yourself, then you need to get an EIN and also file Arizona Form 165 with the Arizona Department of Revenue annually.Hope this helps.

Simply view this website:http://politicalcalculations.blogspot.com/2006/12/...70's = 6%80's = 17.4%90's = 18.42%2000 - 2015 = 4.25%As you can see your assumption of 9.6% isn't accurate.    11.52% is the average return in the last 45 years. 

And I think I’m performing pretty well as a life artist :) That said, I do take my business very seriously!

Assuming, When you bought the property that it was capable of producing $135,000 in NOI but was not performing to market because of bad management then the proper way to value the property at that time would be to use the MARKET rates at the time