Do you have ability to load your MLS stand-a-lone DB on your Puter? I have FNIS Paragon 4 on my Thinkpad and its saved my bacon several times in the past when online version was not available. It is memory hog though but it helps me in the car when I cannot get an ATT data link established in the county and I need to know right now, not later?

Sometimes the assessors office doesn't know room count. Especially on an older property. Or they bunch bedrooms and bathrooms altogether even though some are in the basement. If your tax records aren't clear on it. Call the bpo company. They sometimes have a previous appraisal. I had one recently that never had been listed and the assessors office didn't list the amount of bedrooms. Not only that the assessors office had the style possibly wrong. I could have estimated, but the order said DO NOT estimate. So I called and they searched for a previous appraisal, but they didn't have one. So they said estimate. Better to ask then make a mistake as they might have an appraisal that is different then what you estimate. Then you look bad.

I also had one that the previous orders said it had 5 bedrooms and 3 bathrooms which they got from the Tax Records. The only problem is there were really only 3 bedrooms and 2 bathrooms above ground. And the form wanted to know how many rooms were in the basement. I had to argue with that one with the company. My arguements were. 1. Same size, style, same builder comps in area only have 3 bedrooms above ground. 2. How can you have a kitchen, livingroom, dining room and 5 bedrooms in 1000 sqft? Problem solved. They believed me.