If anyone could help, especially an experienced investor in the league city, or Dickinson, or southeast Houston area I would be REALLY grateful.

Pricing becomes an art rather within city where you would have hard data to create/outline a trend. 

In regards to your questions - yes you can be an out of city or state investor and still be successful.

The availability of commercial multi-family in the suburbs is way less than in the city, so that's why you'll see most commercial brokerages focus on the city.  

Remember that you can:Visit the town/city website to see their plans for the futureAttend town/city meetings to influence those plans and get first hand information on what's being planned.I live in the Triangle, NC and wish I had been more involved in the downtown plans of the cities here (Raleigh, Durham, Cary).

So it looks like since its duplex the bank I did my last loan with (second home loan that we turned into an airbnb short term rental in Ocean City) said we had to do a investment loan and put down 25%.

In which cities you try to target for investing in Oklahoma?

I'm interested in 4-plexs under 300k with value-add potential in the Kansas City and KC metro areas, but want to narrow the areas I'm looking to get better focus and understand the values of that area.

Property is in the city of Inkster. 

I know getting someone to travel outside of the city can be tough.