That's a direct reflection of the market, though, so pretty tough to argue with their numbers.

Quickbooks shows the payment applied as income, but that amount already reflects some expenses taken out from Property Management.

The PM company's accounting should reflect that.  

ZIllow may work OK, but there is probably a better / easier listing of SOLD properties, remember that sellers concessions may be reflected - don't know what that is?

Yury,I posted something a while back that was a reflection on things I learned after I got started. https://www.biggerpockets.com/forums/12/topics/472645-the-best-advice-i-ever-received-paying-it-forward

The paragraph on cannabis has me thinking.

Laws are updated frequently, and this information may not reflect the current law in your state.

Many properties are sitting on the market for over 1-2 years if not more, however because it's nearly impossible to get a mortgage to buy here and everything was bought cash people do not lower their prices accordingly to reflect the demand of sales.

That was my decision, not a reflection on them. 

They may look at your experience, but this is likely only going to be reflected in your terms (rate and LTV), not in whether they will do the loan or not.