Could be a different neighborhood in 4 years and you got in early but has to be a gamble your willing to take.https://www.cityofrochester.gov/BullsHeadRevitalization/

When we invest in real estate we take a higher gamble than most at being a target for litigation. 

Is this information accurate?

Here’s what I’m not sure about: how to accurately analyze properties (ive read the BP post and I’m checking numbers against the stock market cash on cash return) When to involve a real estate attorney What areas in my city are “up and coming” and how to find out without relying on RE agentBasically am I doing things correctly so far?

Theoretically if the home is rented for top of the market rent and most if not all of the deferred maintenance has been addressed then your refinance appraisal has a better chance of coming in where you need it to as long as your projected ARV was accurate. 

I would be using FHA financing and living in one unitThe numbers (my best estimate) would be:Rent(current 2 units at 750/month, 1 at 700/month, 1 vacant)=2200Potential rent(fully rented including my unit at 750)=3000PITI=1800 (PMI is making this expensive, this is a rough estimate but should be accurate+/-100)Maintenance=150 (5%)Capex=150 (5% roof was just repaired and 3 units have new heaters)Utilities=400 (best estimate for water sewage and trash seems high to me but would rather be conservative, this is what the last 4plex in the area I analyzed told me)vacancy=300(10% again being conservative saying I will lose about 1 month per year)management=300 (10% I will be selfmanaging at least while I live there but I want it to make sense financially with management)cash flow=$300 (not counting me paying myself rent)In these numbers I am assuming I increase the rent on the one unit that is currently below the others. 

This puts you at just about 7% COCROI assuming all else is accurate

It could depend on the property you're trying to evaluate.https://www.washingtonpost.com/realestate/which-firm-has-more-accurate-online-estimates-for-homes-zillow-or-redfin/2019/02/19/7a1f6436-346b-11e9-a400-e481bf264fdc_story.html?

But what would be the best way to have the most accurate comps... to keep and build a positive relationship for your buyers?

You also haven't been on the market for very long if the information on the Trulia listing is accurate, so if you can afford to wait a while longer the buyer you're looking for might still come along.