Real estate agents are well aware of this fact and treat one preapproval letter as toilet paper, and the other as a check waiting to be cashed, accordingly (and obviously advise their homeseller clients as such).

When we asked for the page with signature she keeps avoiding us even though I came to her office 3 times today and she literally ran away because she ‘had places to be’ my gf can’t locate her old 1 year lease and claims that landlord never even made a copy so she thinks the LL might be forging the documents.I moved out 4 months ago and I’m still waiting for my deposit to be returned.

I printed out an unedited business plan and took it to city hall, only to realize my table of contents were out of order and to save face I put a note on the back stating this is just a rough draft and I'm waiting on actual estimates.

This book saved me and many clients thousands of dollars.

Wait for the contact cement to completely dry...yes completely dry, then it's ready. 

In a seller's market like we're in, this can save thousands of otherwise Forfeited Tax Free Home Equity in real estate commissions. 

I would wait till it is back up, hopefully closer to 800.

The reason that you don't see much discussion is that most investors do everything or nothing, because if you start putting in paint and flooring it is hard not to justify a couple thousand extra for granite etc. which will boost the rent the most. 

Adjustments are dollar amounts assigned to features --  for example, if similar properties have parking spaces or garages, and yours does not, could throw your ARV off by thousands of dollars.I wrote a Biggerpockets blog post on how to analyze comps and calculate ARV here if you'd like to check it out: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueHappy investing and feel free to reach out if I can help in any way.

Within 1 week, we had multiple offers on the house.Offer 1: 146kOffer 2: Full PriceOffer 3: Full PriceOffer 4: Full PriceWhen we received offer 1, we waited a few days for more offers to come in.