The appraiser may need to deviate from this approach if the style of the subject property or any of the comparables does not lend itself to such comparisons.

(Sorry, just read Richest Man in Babylon and that writing style is stuck in my head)."

Your tudor style four-unit on the quiet cul-de-sac isn't going to drink on the job, steal toilet paper and embezzle quarters from the washing machines...

However, to achieve those returns requires renting individual rooms month to month as well as for Short Term Rentals (AirBnB style) rather than renting each tri-plex as an separate living unit.  

So as I search for distressed properties to wholesale, I keep running into these properties that are 2 unit, 2 Story, Georgian style homes that look like Condos.

You will begin to develop your style, your mindset, and your goals - find people who know more than you do and be willing to work hard and hustle. 

Those of us that have been successful often try to be incouraging and supportive without considering we may be imparting false hope.Take the time you would put into growing from nothing and concentrate working 2-3 jobs saving every penny by living a frugal life style.

I was wondering if anybody had a certain style lease/agreement written out that they use with their onsite property manager. 

Don't go and try and be the "new" style.

As for active listings, the only things I have to go off of at the moment are the Student housing prices per semester at the University, and one luxury apartment complex that has a 2 bed 2 bath asking for about $3,160 (includes 24 hour fitness center, monthly catered Resident Receptions, health and wellness programs, and a resort-style pool.