They should be able to give you a pretty good idea of what the house is worth without seeing, assuming you give them accurate information regarding size and condition of the house.

In the areas with a lot of sales it will be more accurate in the areas with fewer sales it will be less accurate.

It will nearly always be better to get professional advice before you invest and find out what mistakes you've made based on advice from the internet.This is not exactly accurate: just forming "an entity" will not make you eligible for Solo 401k plan.

You'll want to find more accurate rental comps (properties that are the same grade, and the same type of property, as this triplex. i.e.; other small multifam properties).  ...the big new apartment complex is almost irrelevant--they're playing a different game.

What tools do you use to narrow down your visits and get an accurate view or information to make offers on nearly all properties you see?

I have found it to be very accurate, and the amount that it is estimating for 2017 tax is 93.79.  2016's tax was 90$. 

At this point the bank is telljng me that they have requested more information from the appraiser due to needing a more accurate value amount.

You need to be accurate with your math in the beginning for this step to work correctly.  5.

Gather Leads from Listing Sites - FB Marketplace and Apartments.com currently2.

@Joshua Lira the answer provided by @Kristopher Kyzar is totally accurate.