However, I've put about 40K into the building in the past five years and the result is a nice, updated, prior duplex turned triplex. 

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.

Theoretically, the current owners are being forced to pay the individual interest, because he is not allowing them to close on the sale of the property.None of this was disclosed to us prior to going under contract. 

If the pest report states $5000 in damage then you can also ask the seller to lower the price or fix the pest problem prior to buying the house.

Compare the costs of each.

Things seem to be moving relatively fast in Fountain Square area these days, but my cautionary note is that things move slower in Indy compared to Western cities.

The two mentioned in the prior post are very reputable.

Good luck Sir.Yes, I understand that.ThanksI'm asking for comparables

Just compare the costs. 

To make things more complex there are absolutely no other comps to compare it to in the area.