It is primarily an income play although comps do play a part.

To quickly evaluate a a deal where there is no asking price, I usually look at capex required, adjust the property taxes (based on comparable sales) and perhaps play around with the vacancy and reserves.Is there anything I am missing?

Did a basic lease I found online(I know not the smartest way to go, but I was in a panic trying not to loose my daddy’s house) I’ve just read the Turners book, The Book on Managing Rental Properties.

If something gains say 40% in 3 yrs but your play is long term buy and hold then that 40% doesn't do you much good.

The banks will either place them on the mls and/or place them in the major online auction sites.

Looking for a recommendation for an online solution to obtain my real estate license here in Los Angeles.

If you're selling that $500k rental but identify 15 replacements worth a total of $3 mil, you gotta find that extra $2.35 mil somewhere to keep the 1031 valid.Most people stick to the 3-prop rule, some use the 200% rule, but you have to be verrry careful with that 95% exception because, unless you have tons of value to play with or have a bunch of extra cash you're willing to throw into the deal, you could be on the hook for a very big sum.

There might be  a play for scraping the building and doing something new if location is good.

The old adage "Buy Low, Sell High" is in play here. 

To keep the conversations flowing smoothly and fresh in my mind, I practice my dialogue with sellers when I’m in the car alone, at my house, have my girlfriend role play as one etc.