But effectively this created a cap on what municipalities could raise taxes by.  

Have you run any proformas or projections to this effect?

For your seller its an effective sales price of ask - 2% using your assumed $500,000 thats $490,000, a real good offer depending on your market.  

I believe addressing the root cause will be far more effective than having two different property management companies trying to manage under one roof.

As a result, my bill has effectively risen from $500 bi-monthly to $700 monthly since the pipe replacement.

All my information is based on both my personal experience as to transactions I have successfully concluded as well as my knowledge of the laws, rules and regulations affecting real estate transfer, finance and sale currently in effect.  

To manage these situations effectively, we've learned to remind tenants of reported lease violations and start evictions when necessary.

Shelf LLCs are pre-established entities like you mentioned in your post.However, if you prefer to avoid setting up shelf LLCs, using land trusts can be a simple and effective alternative.

Once you have a solid bone + meat, you can spend some very cost effective dollar to dress up the exterior.

The streamlined process and strong market demand allowed Partner Driven and Nathan Ward to capitalize on a quick-turn opportunity, demonstrating the effectiveness of their partnership.