I’m sure it’s out there, maybe I’m just overlooking it.I’m looking for firm with a steady track record.

So for the last 3 months i have been Investing in buying tax resale (stuck off) and wholesaling in texas.. i have purchased 2 lots that i have listed on the MLS and now i have my secoñd contract to go in escrow with buyers.. i have started a Do Business As with the county as a real estate investing and plan to make it an LLC. i talked to the lady that done my taxes last year and she has agreed to help me with that taxes side of Investing.. she told me that I need to have an EIN with the IRS and also track my milage.. also working deals with several landlords with 20+ units many 4 and 5 unit properties.

Track everything!

Many times the LLC is named the street address of the property to make it easier to keep track. 

Use apps like MilesIQ to keep track of it.

And neither of our STRs are low rent houses either, quite the contrary.....OP, I wouldn't stress or over analyze this aspect...of course, plan and keep track (I used an Excel spreadsheet to budget this), but don't even start to obsess about this aspect of the business....it's a nothingburger....

I suspect values will follow rent  values. as investors will want to make COC returns with 20 to 30% down so the values will track what an investor requires for the risk of owning rentals.

I don't "pay " for water as I have a well but I have just made a well repair and started tracking water use through a meter we had installed. 

I think 60% LTV for Canad, UK, Australia (since there is some semblance for credit tracking in these countries).

One consideration with regard to offers contingent on bank financing is that banks want a fast transaction, a guaranteed fast transaction.Getting a pre-approval letter from your bank is a great way to fast track a real estate transaction.