In most (the vast majority of) other markets appreciation is considered a gamble, not necessarily so in the bay area.  

My agent ran numbers and it looked like what they were telling us was pretty accurate.

Just don't ever force the numbers and make sure you are getting accurate comps for your ARV.

So if a lender has low-balled their fees, you won't get an accurate APR anyway. 

Stocks are basically legalized gambling.

HiI was looking for a website to get a close to accurate picture of market values.

They make money by selling ads to Realtors, not by being accurate. 

My agent suggested sending a letter of intent with my request.The financials I'm asking for is:Last 2 years operating expensesLast year's rent rollCurrent YTD rent rollHow many vacancies (most on the MLS aren't accurate I've found)Thanks for the feedback everyone!

If thag is the case it is too late but if that is not the case, then I need to fully understand the facts either via email or phone call and then I can come back and post a consice and accurate answer in the forum so everyone benefits.

I apologize for my comments in my post as they appear not to be accurate.