Find comparable properties that have a similar amount of square footage and lot size. 

Comparable sold comps for existing fourplexes?

I will say, as a programmer, I built my own system that was comparable (better in some ways, not so much in others) in many ways to Dan's, but I didn't have online access to the Upset Bid sheets and that was a significant factor in my using his service.

I think you can document you did everything within reason - i.e. you had it professionally treated prior to move in, you had it professionally treated again when they complained of a problem, and you attempted to follow up professional treatment but tenant would not cooperate. 

You can compare this property to what other properties in the area are going for on Loopnet.com.

I have heard they are the worst in the nation, but how do they compare to Texas', which aren't great either?

If you’re in need of that much, even higher HELOC rates are still pretty reasonable as compared to hard money anyway.Best of luck!

A small house just came on the market that sold 2 MONTHS ago for 120k less, they now put it back on the market after what looks like a coat of paint, no major repairs and are asking double the price per square foot (or more) over anything comparable.

Do you have prior multi family experience?

The prior one took a solid 4 months to get a unit rented that was in great condition, super location, & slightly under-prices for the market.