I usually get 200 or more quick responses.

What is the most accurate site?

HI john thanks for your speedy response!

first you have to decide what you want to do in the note business.. what most of the responses are talking about is buying bad debt.. and 2nds at that which this is the most risky and the most work..if your looking for work and risk and job then that kind of note investing is for you.If your looking for Passive income with no work and Limited risk then you simply need to align with a great HML who takes on private clients or those that understand where performing notes are generated.. we have done over 1700 performing notes for clients that last 5 years and really don't advertise at all. simply because once you get conservative investors in your program it just feeds itself.. deal flow is the key right now.. most have a hard time finding quality. finding defaulted seconds is easy.. and the most risky. 

Will they be able to offer up a more accurate assessment of ARV when needed?

Is this my responsibility in the lease it says I will provide window units for AC I have done that and this point I feel like if she is not happy with what I have provided she should replace them herself.

Other than not being directly involved with the real estate (homeowner is responsible for repairs, taxes and insurance-which can be considered a pro) They claim their default ratio is 3% and that they have no problem getting homeowners to purchase.

For my own reno projects, it took years to learn accurate construction costs and assemble a scope of work.

I need an accurate estimate of what absolutely has to be done just to stabilize and get in rentable or livable condition.  

Again, thank you for your response!