And no easy and reliable way to do it at all. 

These two approaches to value are not as reliable as the market approach if a sufficient market exists.

However, through my experience I've come to expect the public records not to be 100% reliable.

Not sure how much we saved as we have reliable roofer.- Installed cameras to ensure no vandalism .

I suggest that you start looking for a reliable drainage solutions provider as early as now.

I have bought and sold several buildings (Residential) and found that cap rates could be used as guides to see if the deal made any sense, but not as a reliable tool to determine property values.

My inclination would be similar to yours - the most reliable conclusion for value would probably be supported by the income approach, but an appraiser would not know for sure until they looked at the detail.

And it forced me to assemble a team of reliable people in OKC who could handle the property for me.

However, I can hardly find any reviews on reliability of brands.If any of you have experience, good or bad, with Speed Queen, Maytag, LG or Whirlpool, please, let me know.Much appreciated

Thanks...I have heard many not so favorable stories about the reliability of Zillow   Have you always had goods luck with the site?