Obviously Lacy Lakeview isn't exactly booming but there is industry in the area (not counting L3 and I'm not really wanting to lease to TSTC students unless they have a family) but I have the opportunity to invest in some homes there.

the market rents in the area do not include storage, garages or washer n dryer hook ups, these are unique money making units, the average storage unit at a self storage place is around $125/mo I figure I could charge 100/mo per garage bay and 75/mo for the storage units, 3 very large storage units and 2 garage bays, I would keep a garage bay for myself. offering a discount to the current tenants seems like a smart idea.I was thinking later down the line, either refinancing for 2nd property, or trying to get the permits to turn the finished attic into a 4th apartment and turning the 2.5 story garage into a 5th apartment(townhouse style), then I'd have 5 doors on 1 property, seems appealing though I have not even bother researching this yet because I'm trying to take it one step at a time.

For us it’s  the neighborhood average to base tax collection on.

If you are thinking it's the money...Note that the hard money lending industry has that covered. 

I've had good results with running STRs in a depressed town with one big industry. 

I'd take @Michael Plaks advice and estimate based on historical averages.

It takes longer than the average DD period to get a formal thumbs up from them on the loan.  

I am trying to get an already existing building in an average area of Los Angeles with conventional loan, they get it permitted and entitled for multi-unit development. 

This included not only looking at the sites themselves but also interviewing investors about their experiences.Realty Shares is unusual, because it has some of the most impressive features in the industry, and it's also one of the most complained about sites.

When comparing markets, I like to look at the ratio of average purchase price per square foot to average monthly rent per square foot and project that to see what my expected rent for a hypothetical $100k rental property will be.