Since I am out of state I rely heavily on trustworthy & knowledgable input.

The houses get beat up far more than say a 1 bedroom apartment because they are larger households occupying them and in many instances additional family members not on the voucher live with them as well without the landlords knowledge.  

Gina never responded, to my knowledge.

Or put in your interest rate here, and your loan balance there.The art is where I think most people struggle, and I don't think this can really be done without real world knowledge.  

This is subjective to anyone in real estate with the knowledge of property classes.  

I've gathered more knowledge than I can implement with all the BP content and other materials, lol.

This group is full of knowledgeable people, though you may sometimes get conflicting advice.

For this reason, I find it surprising that you would question my knowledge of the region without knowing me.

I try to evaluate a unique property 2-3 different ways, then make a highly educated guess based on my knowledge of the market.

And it's because buyers operated from assumption, a lack of comprehension and education, and acted upon emotion vs knowledge.