It was rehabbed then and the basement was also redone and he added 2 legal bedrooms down there.So the issues I'm having is how the heck do I comp this type of property?

Besides the legal notice and opening bid. 

The houses are fully furnished and they supply some supplies as well as a gym, free golfing at a local gulf club, and frequent parties and BBQs.

Only an executor/personal representative/trustee can dissolve an Estate.At any rate, the above is not tax or legal advice, and you should consult with a CPA to look at all the facts.

Expectations are sometimes unrealistic.Most investors expect free legal advice, at least from time to time.

It was rehabbed then and the basement was also redone and he added 2 legal bedrooms down there.So the issues I'm having is how the heck do I comp this type of property?

Because most of these searches were for large, multi-million dollar projects with often complicated legal issues, I essentially got paid to just go over all the documents line by line and flag any issues.

If the patients do not meet the definition of needing the assistance, the provider is hesitant to falsely complete the form and provide it to a third party. 

I have been doing the A B C in my purchase contracts for longer than I can remember.. starting in the late 70s  .A  CashB  cash and seller financeC  cash and 3rd party loan.D  Sub too.. but for me I would not buy sub too unless it had substantial equity I always wanted room in the deal no matter how I bought it.. 

You can always use legal means to gift back that rent to them while at the same time establishing the property as investment without displacing them.