I don’t think that there is a crash coming but it has to level off at some point.  

However, depending on your resident state and the asset level states, each state might charge you fees or even require tax returns for your LLC in addition to annual registration fees. 

The lender is discriminating based on risk; the risk that someone that can't show stable employment may have a difficult time repaying her loan, but this surely doesn't rise to the level of illegal discrimination.

It comes predesigned to record everything you need to enter for a rental portfolio (unlike quickbooks which is more of a mid-sized enterprise level accounting software).

Your level of excitement speaks volumes.

I love long term holds and thats our niche, but at that level of gain I'd probably sell, 1031 and lock in the profit.

The house has serous basement level water damage which is the major part of the rehab and the master bedroom was framed but not finished.

Taking the average of 5 comps is one way to have a decent ARV (not too aggressive and not too conservative), however, your specific market and your level of rehab will dictate if you get the top price or the "average/median" price of the comps.

Typically there are levels of zoning due to density and block construction type all in a city general plan.

My guess is it was determined that nothing in the immediate area was a good comp due to age and finish level, so the appraiser ventured farther out for comps.