Given the neighborhood and homeless folks right there. the numbers seem pretty accurate.

They came back to me with one similar comp and told me there was not enough information to give me an accurate estimate.

BUT it is not month to month - it is year to year, and expired apparently on February 28, 2020, and now has a NEW expiration of February 28, 2021 because it renews for a like period - year to year. see this from the NJ Truth in renting:  Yearly and month-to-month leases will automatically renew for another term unless a valid notice to quit is given by the landlord or unless the tenant gives notice to the landlord that the tenant will return possession of the premises to the landlord.If you have in writing a communication from the agent and seller's lawyer that there was no written lease and now there magically is, I would recommend you not close until you verify that you have an accurate tenant estopple letter from all tenants and the information is accurate. 

The other 3 very spacious rooms—2 of which have private entry doors—are directly off of the common area.What is the most effective and accurate report/tool I could use to estimate rental rates by room?

Make sure you have an accurate manual J calculation done so the unit can be property sized.

"It takes 3 seconds for the landlord to do it "We must be talking different things then, estoppels need lessor/lessee signatures - More than 3 seconds.If you're talking about stipulation that a rent roll is true/accurate, then that's not an estoppel.In OR, we don't use estoppels often on properties besides commercial spaces with long term tenants.On apartments, you get a current and mutually accepted copy of the lease assigned to you as buyer to enforce.

Unfortunately, I can't give you an accurate estimate because I don't have enough information, but right off the bat, it looks like you will surpass a 10% ROI with your primary residence which is always good. 

The city staff effort seems legitimate and to their best knowledge, yet short of being 100% accurate. 

This will help me establish a more accurate budget, as well as be more prepared for when I do find the right deal.My questions are: how does the pre-approval process work if you have a significant other who plans to go in half with you on the mortgage?

Having said that, what it lacks is the ability to accurately pull emails, mobile numbers and landlines (not as important).What I am looking for is a platform in which I can type the property address I am interested in (from PropertyShark) and pull all applicable information so that I can prospect; properties will be distressed sales (foreclosure, short sale, notes, etc).