When finding comparables, make sure to just use the past 6-12 months, I know Zillow uses much longer timeframes for their comps and really look at what the other ones have to offer.  

Based on info available I think that compared to everything else that is out there this is about what you can expect to buy off of the MLS.

Comparable sales. 

Those are relatively fast compared to snail mail. 

I've seen some "wholesale" deals ABOVE the highest retail comparable. 

But, what about changing all the outlet and switch covers so they don't look like crap compared to the freshly painted walls?

From my own research comparing Oklahoma City and Kansas City, I think the market is more stable in Kansas City.I was looking at rentals in Oklahoma City this year, and I thought the fundamentals prices were getting expensive.

Comparables would be your starting point to get feel of the value.As to selling, you could also consider co-wholesaling with somebody who has an established buyers list

The first building was inherited and is under my name, it should assess at 1.5 mil based on comparables.

I'm getting a little confused about how to handle finished basement sq. ft. when comparing properties.