What might be throwing you off is if you had a loan.

Those top of the line items are again always manipulated and can throw the calculated cap +/-2.0.

I've seen many judges throw cases out over those two items.I've listened to many landlord disputes in court and it looks like you understand the laws and your position very well.

The judge might throw out the entire claim for carpet without the receipt.

If you have some time you could also create a spreadsheet and take everything that has been sold in your submarket on Loopnet (for like properties), and take the average, and then throw that into the mix. 

Throw them out there and we can consider possibly doing a quick informative piece on a topic next meeting.Continuing with ways we can improve, I feel we need a better communication system that works in real time.

Who wants a resentful or spiteful tenant being a stone's throw from your family?

None of this has to do with mortgages but thought I'd throw it out there.

@Carolyn Fuller so my ADU is located in a working class neighborhood and we are stones throw away from the delta where there are major events like the Bass Fishing annual tour and walking distance to the local stock car events.

Call your acct guy at CoStar and ask, but you may be (depending on area and services) looking at $500/month and they'll throw in LoopNet.LoopNet (like Crexi) just has listings.