Some wholesalers won't talk to you unless you can show a bank letter confirming you have the funds immediately accessible. 

I am new on the business I want to learn a strategies to find distressed homes and the biggest question is what is the easy way to run comps I don't have access to HAR so I'm looking for an easy way to run my comps if I ever find a property

I will type one word then when I hit the space bar my word will be deleted and starts to the next one.

It's critical to be respectful with everyone around you in the note space. 

You must be able to not only cover the payments but have access to reserve funds to do the repairs.

Unless it's two lots, most municipalities will not allow this (OR it will be difficult to gain approval based on simply wanting to make more money renting space out.

I have been very involved in the solar industry for about a decade now, and more recently bridging the space between solar and real estate.

I think I failed to mention this is for a 5-unit commercial office/retail space, so not residential (which doesn't matter regarding what I was asking help with).

Since this report isn't for a lender, you could have an appraiser do a drive-by appraisal of a listing you might consider without actually needing access to the property.

Make sure to attend the local REIA group if you want to get knowledge and access to some off-market deals.