we are still assessing the rentals we manage but overall are just finding a few minor issues so far. 

The market is slow currently and you need to check flood zones and assess insurance costs when underwriting a deal.

Just google the following: - special assessment - zombie condos - Florida condos (look for recent news)Since you are not living near the properties anyways, why not look in a landlord friendly state where the purchase prices are lower?

Also Condos are dealing with high special assessments.

I recommend consulting with a lawyer or a company that deals with setting up entities to assess what's best for you.

Also when you are under contract and get condo docs, make sure to read the meeting minutes (for the past year if available) they will indicate if there are any talks of an upcoming special assessment (which you don't want).

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

Novice investor here. Would anyone have a good fix and flip spreadsheet they could point me to?

Not sure if you can file a complaint and ask for this to be re-assessed.   

Nor can they see any construction plans to assess true value.