neither are very accurate... you need to have a list of comparable homes that sold in the area that match  the house you are looking at  in lot size ,sq feet,  bed ,bath, outside finish etc  and some time houses even a few blocks away don't match because  they are over the tracks or a hwy or something that makes them a different neighborhood... you need to find a way to get actual sale prices of homes sold in the area and a way  eg feet on the ground to tell you if they are fair comparables.. your offers  and your profits depend on accurate comparables so you can judge  what you are doing... just my thoughts

I will definitely look into the numbers before anything and make sure that what he says actually is matching with what's on papers!

New wood vanities and granite tops (matching kitchen) in both baths and new tile floors and new water efficient fixtures and toilets. 

Dark click hardwood on the first floor, carpet of the second, refinish stairway to match the dark hardwood.2.

The commercial space exterior also needs a face lift, but there are grants available for this that will match funds up to $2,500.Expenses:Management: 8%CapEx: 5%Maintenance: 10%Taxes: $3400Insurance: $2900Levy/Rental Fees: $1000Sewer: $1400Water: $1080Garbage: $900

Really cuts down on the planning and they have a matching one in stock if your installer damages one or something comes apart different than expected and you need a different size.With counter tops, you can buy already finished blanks in specific lengths are only need to be trimmed and sinks holes cut. 

Create a 10-part questionnaire and score each 10 pts on value match.

I found out that the pictures don't match the actual property but the stats match the real property.

Then I would review the rental value of the area, review the photos of conditions to see how close you are matching the market then determine a possible income rate to compare the values if the numbers work. 

I'm thinking slap some matching siding on it, new door, new side door ---> 3k?