I have been trying to conduct as much research as possible to calibrate whether Arizona is worth the long distance investment.

This skews what is known as the local and national average.The best way for you to use this number is to calibrate yourself to YOUR proforma (where you can run properties at) and compare them to the sellers operations. 

Look at everything that comes available until you are calibrated to the process.

That said, I'd offer no more than 15K for the contents (if they were of calibre) ... unless they are of high quality, they will be a detriment more than asset.

I am calibrated for the cost per unit evaluation and it works very well for me.

It is how I am calibrated and it works for me.

You need some formal education to be able to calibrate your BS meter to know what is good or bad. :)  

They touched on the hype as well, folks, you need to calibrate your BS Meter in real estate!

As Aubrey suggests, you should get some additional quotes from other lenders just to calibrate.     

Use calibrated questions to create the illusion of control:Open-ended “how” or “what” questions have the power to progress a negotiation without eliminating your counterpart’s sense of control.