However, doing it yourself carries a high audit risk since you must defend your methodology without professional documentation.

She emails me back with a sample policy - not my actual policy 😩So my question is...is this something frequently seen and easily recifyable or am I looking at a long drawn out process and what's the likelihood insurance will cover this?

If you run sample calculators online you can see the difference in interest savings over the course of your loan and can save thousands of dollars over time.

Here's a sample report: Report

And we'll send you a sample property so you can see the numbers breakdown." 

Definitely a methodology worth emulating in high-pressure markets. 

Think of them as productized cost seg - same IRS-defensible methodology and audit support as the big firms, but delivered through software with standardized processes.For residential properties under $500k, this middle ground often makes the most sense.

Although still a fairly small sample size, it's more than 1 or 2.  

As soon as someone raises the issue of ESA's you need to have your Written Policy, with Sample Verification letter (which confirms the nexus between the disability and the animal and provides theprofessional ID info of the signer), ready to whip out for their edification.

You always want to "attract" the best of the people actually interested in the neighborhood, and that is a function of the unit, and how it is presented, and general curb appeal as well as neighborhood rep.Here is a link to sample Adverse Action letters that simplify the process and can help you with ideas on how to narrow your guidelines.