Here's what I'd prioritize:1) Engineering-based approach - The IRS prefers studies backed by actual engineering analysis, not just software estimates2) Local market knowledge - Firms familiar with Atlanta construction will be more accurate3) CPA integration - They should work seamlessly with your tax preparer4) Audit defense - Make sure they'll stand behind the study if questionedFor residential properties, you have more options now than a few years ago.

Then I got an application from a highly qualified applicant who wants to move in in 3 weeks!

You will want to thoroughly read your PMC contract, highlighting & making notes on applicable language to challenge their actions.- Otherwise, this too is just a waste of your time.One request - please don't go bashing ALL property management companies because YOU picked a "bad" one. 

Insurance, property taxes, HOA fees if applicable, maintenance, supplies, and labor all increase year over year.

We don't do enough volume to really realize time savings with listings or inspection reports - in the rare occasion there even is an inspection ;-) My applications are more on the front end working on lead funnels and they are typically on-off projects, not repetitive. 

Assuming tenants can place their maintanence request online, is that through your property management software (e.g.

He told me to fill in an application that asked me personal questions, like goals, financial status etc and then have a call with one of his sales guys.

I allows pets 1 cat and 1 small dog ( under 40 lbs)I have applicants with 2 dogs. can I say sorry we only allow 1 dog per unit ? 

I requested a formal withdrawal of my application with documentation that it was withdrawn, as it was not an appropriate loan program for me and I was not comfortable moving forward.

I have templates I have made to help clients pay down debt and also have a good software where we can hop on a zoom and screenshare.