And there is only one piece of credible data within the sales comparison approach, the actual sale prices of the comparable properties.The problem your appraiser has, and now you have, is a lack of data.

@Andrew CaldieraroMost county auditor/assessor offices have online property record data.

When it comes to excel I'm very uneducated but I think it would be so helpful to enter property data and then the spreadsheet would automatically order these measures best to worst preforming.

I'm working on gathering and compiling a lot more data to help in making my decision but I'm mainly just trying to make sure I bounce this off BP since there are so many knowledgeable and helpful people on here. 

Just going out & measuring with your tape measure isn't going to help much if you are seriously considering adverse possession, title insurance payout, etc...You don't have the proper data yet. 

Just for curiosity, what exactly is included in the $200/month subscription (data entry, troubleshooting, etc.)?

Here in the SF Bay Area (also HCOL), 3-4 unit properties at MLS prices do not pass the FHA self-sufficiency test, more or less as a hard and fast rule. 

Often in periods of strong growth national brands might test those smaller markets and leave early termination clauses in the lease.

We just financed a couple multifamily deals in Bend - if anyone wants a copy of the appraisal's market data section or some market data from CoStar, etc. - give me a shout. 

@Brandon Sowers I commend you on looking at this in a way that is going to help the tenant move ins easier.I'll share an interesting data point with you.