But either way, it is a fairly substantial number of States and many of which have large population centers.

Looks fairly normal to me.

Is it fairly priced for the size, location, quality, and other factors?

I'm also considering finding a seller that would pay more than me to help my father-in-law out and perhaps get a wholesale commission that I could use on my next (ok, first) brrrr, but I'm not sure the best way to validate a fair price or know what a fair wholesale commission would be.

I enjoy tenants turnover ever few years for the reason fair market rents tend to increase significantly year over year. 

I mean, you don't need to clean the property or pay local taxes since there is no use so I think this is pretty fair.

In college areas there are a fair number of rooms for rent and they hook up with peers for house rentals.

In my market, which is a fairly economical place to build, I am friends with full time builders that are in their properties about $150k/door for construction level finishes.  

Quote from @Edreco Amosco Amosco Amos: Hello BP community,I am fairly new to real estate.

Price fair, don't get greedy, play the long game.