It's very simple compared to others, but not overly so, and it does all the things you mentioned and more.

But the bank went on ONLY COMPARABLE SALES and we were too far off. 

If the UPS tenant is a franchisee then you are comparing two local tenants however the ups tenant must have been approved as a franchisee based on financials.

I have strong credit and would be able cover the costs in the case the rental situation doesn't come to fruition, however where I am hung up is #1 - comping out properties in these more rural areas where there is lower volume and inventory to compare on a $/sqft basis let alone if the information is available and #2 - the majority of the properties I am looking at are older (built 1960s-1980s) some have cosmetic renovations but likely still old bones..this brings me to the my final point is building your 'team' I how have others found reliable inspectors, handymen, emergency services contractors, even cleaners for rental properties?

Are you familiar with the Venus Project or Zeitgeist movement?

Is there a website that compares price estimate to rent estimate whether for a specific property or zip code/neighborhood?

The C and D spaces are experiencing lower collection rates compared to A and B. 

You might have a brand new home with very little CAPEX compared to an old home with stronger rents but huge amounts of deferred maintenance.

Low inventory and high level of rehab compared to similar nearby actives led to multiple offers over asking price.

Neighborhoodscout.com says 62% of the population is economically disadvantaged as compared to 24% for the rest of the state.