And if not, what other suggestions would you have for getting the comps I need to accurately assess ARV on flips? 

Each individual needs to assess their own ability to handle costs over that time frame when cash flow may dry up.

Bought under assessed value, slight value add through cosmetic rehab (paint, light fixtures, flooring) What was the outcome?

It's a lease, not one of those clean energy assessment lien crap things.

In the beginning, I would personally shortlist properties and visit them to assess the property itself, the tenants, and the surrounding area.

Perhaps even talk to a few to see the differing opinions they have and try to assess whether one of them can help you in the way you need. 

I would think that a property manager would be able to assess your specific unit, be able to determine what market rate is for the local area and the quality of the unit, what the market rate rate is for your specific unit, to suggest what your unit could rent for based on some improvements and have a sense of what rent increase would be tolerable by the tenants. 

Assess Your Goals and Current Structure: Beyond replacing your handyman team, it’s important to evaluate your portfolio’s current management framework and clarify your long-term objectives.How are responsibilities currently divided among you and any co-owners or family members?

I hope you are correct, and I agree with your assessment of the situation.   

But of course, they are expensive and can hit you with a special assessment if they're not well-capitalized4.