I'll try to avoid asking "where does a multi-family investor buy a set of toe nail clippers?"

First response nailed it.

If what you say is true and the deed went into the trust, that's likely where it is now and maybe that's why it never sold or went to these "heirs", because the trust says it's supposed to go to the cat or something... or the trustee has no idea what they are doing and if they don't clean up their act they could get nailed. 

I haven't nailed down a specific market yet, and I don't have much insight. 

@chris @Chris Mason nailed it. 

Everyone seems to have nailed it already, but one thing I could add is to provide proof of funds upfront. 

I hits the nail on the head, and in my opinion applies not only to banks but other businesses as well. 

This is where you compare features (such as garages/pools/beds and baths etc.) of the subject property with the comps, assign a dollar amount to those features, and then adjust the sales price of the comps up or down as appropriate before calculating the subject's ARV based on those adjusted comps.This will hopefully help you nail down a more accurate ARV for your property.Feel free to reach out if you have any questions.

Upon inspecting the property after move out, I discovered the tenants had applied a polish/wax to the floors.I had two flooring experts out and they both assessed there was no way to remove the polish/wax and restore to the matte finish. 

@Nathan WaldenTerrell nailed it on the head.