They uses jenky algorithms that will never be able to truly evaluate a property accurately.

I have the cash and I have the ability to perform any type of construction whether it be new construction or quick flips, but now I am struggling with finding the GOOD DEALS.

This answer typically stems from a view point of how good of a deal did you purchase, but what I am looking more for is what do you think is the most hands off, but best performing assets in your real estate portfolio.The apartment units I do have perform well, but I would consider them very high on the maintenance list and constant interaction with renters.  

Check the actual operation performance of the property like:It's already tenants ooccupied?

Buckle down and ride the wave of the property is not performing as desired.

Properties that are unique in their neighborhood are notoriously difficult to calculate for accurate investment value.Do you want to be left stranded, committed to buy at a price the Seller already thinks is the best net-price they can get, and you would be gambling it wasn't?

He owns free and clear, just last year performed major rehab and updated the house.

You should be able to contact your local county courthouse and they can point you in the right direction and they will have much more accurate lists and probably cheaper than you can buy from a big listing company.

There are some online tools, like rentOmeter that, at least in some areas, are reasonably accurate.

We have a 6 unit and they looked at the performance of that property for financing as well as our personal finances.