When doing the comps you don't want to go overboard on the high end, but you don't want to go so far in trying not to stack the deck that you go to low and don't fairly represent your property.

Deck coating?

I own and live in the identical 4 plex right next to this one.Well one of the tenants in the building built a deck in the back yard.

as always, i spent much more than i thought initially. i am really bad at estimating. i use cheap labor and i still can't keep it within my initial estimations of 14-16k. i had to do concrete (had no idea it had a rotten deck and sloping porch). so i spent around 22. so my total cost is ~86k. i think i can get around 110k right now in that area.but i dont want to sell. even if i spent too much, i care about those monthly checks that come in rather than a one time check. i can quit my job with those checks, i can't quit it with just one check of 30k.

It needs a small deck replaced and siding, which off the top of my head would be around 16,000 for all the work if it is done be a contractor.

"I wanted to rent that place really bad, it had everything we wanted, bed bedrooms, beautiful deck, close to work, the price was right, but you know there was something they were trying to hide about those toilets,  all the lids were down, and I wasn't sure if there were stains in the toilets, that place was perfect too.

We keep up with minor water damage on exterior doors and porch railings before they become headaches, cut out trees growing through decks, basic maintenance items that tenants don't care about or report but will save you plenty if you do it yourself versus wait until it gets bad enough for them to report it.

Here are some pics...The exterior didn't change much besides a lot of deck work, taking a down a tree leaning on the house and taking down a hillbilly carport.Living room with the enclosed galley kitchen.  

If the decks / steps are rickety I'd fix those too.  

The 6' high stockade fence had dozens of 3" deck screws poking out like barbed wire (both directions, facing in and out, you're not hopping this fence) and holding the boards in place.