It tells you the true story of whats going on.

I included the data from 2019 because original poster lied/was mistaken when they said we were back to 2019 levels, which obviously isn’t true. 

Go with colored envelope.

(It happens)Historical appreciation is no guarantee of future appreciationGetting a house for less than asking doesn't mean anything as most homeowners are also bad at gauging true valueSince you are in central Texas, have you looked into Lifestyles Unlimited? 

An activated carbon filter will take care of the color, as that's just caused by dissolved organic material.

Does it ring true?

Colors, styles, materials, etc...any direction is appreciated.

Many HMLs are lending out of their personal trust or self directed IRA - they are not true professional lenders.

I feel the numbers are to good to be true and I feel my big learning curve would be how much it would cost me for rehab when my numbers are close to 10k for repairs, is it ok if you can share what your repair expenses were on a home of maybe 900 to 1300 sqf?

@Tracy Minick  Very true.