Every day I receive calls from out of state investors who paid far too much for their property in my opinion and it always is because they trusted others too much instead of performing their own research.

Lenders that don’t require an appraisal will perform a desktop appraisal but will typically have a very conservative view on the value of the property to protect the company’s investment.

Where comps come in to to compare "cap Rates"  (a measure of financial performance) of recent sales. 

Look up ideal existing performing properties, your "hero's" as it were, find out who own's it, and reach out to them. 

I'm not a fan of selling a property that is performing in order to solve a short term problem.

The main lesson for us was that there is still a level of due diligence that our team must perform regardless of screening software.

If that furniture grants you that performance potential go for it.It appears you're looking more so for what your break even point is.

Title companies perform detailed title searches, revealing all recorded liens and their positions, ensuring you have a clear understanding of any potential encumbrances.

the company I went with was 12k and performed high quality work.

I find the sellers want some of the upside of the future performance and the deal will not work if you do not achieve a substantial portion of it.