I usually tell my clients to begin this way, that way they have an idea of what repairs cost, how much taxes/insurance/maintenance are, and what homeowners deal with on a daily basis.

The house I live in right now was a HUD home when I purchased, and I submitted to HUD I would be an owner occupant.I've got a client who purchased a home from HUD as an owner occupant, and the day before closing he informed me he is considering selling in the next year.

Why does your client need to sell?

I am working with a gentleman who is an investment advisor and has a big bunch of client money under management.

I made a good faith effort to try to make it work for a bookkeeping client of mine but it was too frustrating.

I typically use this strategy for my clients who are able to deduct rental activities as passive investments and the accelerated deprecation does not put them over the threshold for the passive loss limitations.

A decent home inspector will catch this, identify it to his client, and you'll have a buyer who is wondering where else you may have cut corners...

Dale you are correct that I need to gather all my information before I start, which is why I posted this.

If urban to suburban over 1 mile is not an accurate comp.In fact when I do BPO's for banks and mills they want usually within 3 miles for rural and sometimes up to 5 mile radius or less.Suburban usually 1/2 mile or less but up to 1 mile in certain circumstances.In Urban core they want 1/4 mile or less.The BPO companies and their clients feel even if a comp doesn't match up that's close they would rather have me make adjustments than go to far out of area where they believe the comps do not match to the subject.So I would re-look closely at comps and try to find better ones that are closer.Example if you can only find solds 1 mile away for 180,000 but no solds near you but actives for 150,000 then the 150,000 or less carries much more weight.The buyers are giving with the data that they will choose to pay more for a similar property in a nicer area and pass over the actives where you are willing to purchase.

I have an android cell and tablet but that is irrelevant, IMAP should work with any email client these days, IPhone, Android or otherwise.