To determine realistic comparable sale prices as they might relate to the properties you are researching, is an art rather than a science.

I am currently in school at WSU Vancouver for computer science.

It's not rocket science.

Use a realtor who has done lots of deals and has the experience - Running comps and finding the right list price is more of an art than a science and can take more time than you might think.  

(go back for my masters in science in nursing PMHNP option OR become a part-time real estate agent/full-time RN (currently working 3 days a week, 12 hours shifts, night shift). 

I have a degree in environmental science and was once a certified license wilderness EMT.

I have read book after book after book and I know that the math should be very easy, but I must be missing something in this deal that I have completed. I would appreciate if someone that has a little time would show ...

Crime is 1/3 the national average, property taxes are 49th in the country (making your ROI better than most states), median home cost is better than almost anywhere else, and median income is among the highest in the country because of all of the R&D jobs in science, technology, aerospace and defense industry.Huntsville is a primary nuclear target, so if you worry about that diversification is a great idea, but you can inspect every property, have oversight on construction and property management, and get off market deals more easily.  

It isn't rocket science, it is basic business.

Sales comp and cap rate appropriate for your property is part science, part art.