Systems and SOPs are KEY!

No formula can be accurate across the board because even “cookie cutter” properties next store to each other differ as to view, location to the street, topography of the land, lot size, physical condition of the property, past remodeling, quality of the mechanical systems, sunlight, utility bills, past use, etc.  

I would definitely connect with a good agent that sources a ton of off-market deals and has the right systems to help you understand the market. 

Key management is simple....all of your properties should be keyed to a master key system. 

It could mostly be connected to costly upgrades to the system where the finance won't go.

A little context: the building is structurally sound and they have done major updates such as septic, generator, and sprinkler system, and all mechanicals are recently inspected and tagged.

This includes some major items like below upgrading septic to elgin septic system 20kupgrading electric to new cod 20ktree cutting trimming 10ktrench/French drain 10khvac replacement repair 10knew plumbing 10kcrawlspace repairs 10kappliances replacement 5kdoors replacement 5kmold repairs 3kroof repairs 3kother repairs It is in good location.

New roof, new siding, new plumbing, new electrical system, new kitchen, 75% of windows are brand new and fully renovated house.

I think this is a fatal flaw in your logic...the American legal system does not burden you to prove you never received notice, it burdens them with proving you did.

Quote from @Scott Mac: Well guys, I agree with all of you.Although I do see some nuances.There are bread and butter deals, and there is shark food.Shark food can put you in a new Mercedes with a Burmeister sound system.