If that also is not possible, then posting notice and mailing first class, known as "Nail and Mail". 

The cracked band should be replaced and duringrepairs the band should be doubled and bolted or directly supported by the support posts to prevent future failure.Face-nail connects between the band and support posts are subject to failure over time.

Before I counter the seller, I am trying to more accurately nail down my pro-forma numbers.  

Nail down your rents; a $300 spread is too much.

Then you can sell off in 3 to 5 years for a premium.Value add is maybe getting something 50% occupied at a 6 cap on existing income but by 90% occupancy you have a 10 cap that you sell in the market for a 7.

You nailed this answer.

J Scott nailed it above.

I am also concerned about the 10k cap on state and local taxes (property taxes are well north of that in my area).

I have some of it figured out, but I definitely don't have everything nailed down.

@Johnathan Williams, you nailed it!