If those two things are not accurate and they weren't all cash offers and maybe the home wasn't being sold "as-is" the obvious answer would be that things came up after mutual and the Buyer was able to negotiate the price down due to maybe an inspection or something else that may have come up during a due diligence period.

A well-kept, accurately-priced house will sell quickly. 

You need an agent to give you accurate comps, you need a contractor who can give you a good repair estimate, you need someone you trust to go on the appointment for you and meet your seller and put the property under contract on your behalf.

I just realize how incomplete the data is on these sites though and am wondering if there are tools or sites that have more complete and accurate data.

If I understood accurately as I described above, how did you write your lease agreement as far as what the LLC pays you each month. 

.$63k if you are accurate on your ARV...and that seems ambitious....you'll be $73k in plus soft costs...

If my understanding of LLC's is accurate, if you get sued by the tenant at one property and they're in the same LLC, you could lose them both.

It's bad customer service, but I've seen a compliance lawyer with a straight face say that inquiring is consenting; he kind of hinted that it was naughty to NOT run credit if someone calls to inquire about credit, since now the credit report doesn't accurately reflect that someone inquired about credit.

Now I understand that there is nothing that will explicitly tell you and predict accurate ROI.

Timing the market and trying to estimate appreciation is gambling.