By comparing what you can observe about the condition of many elements, with what the planned schedule is for that element, you can get an idea of what is having maintenance deferred, and what is being well maintained.There should also be calculations that show the percentage of funding they are planning, which should be well above 65% to ensure no unexpected maintenance fee increases or special assessments.

This is just my personal opinion and observation.

I don't know this group, but after being in this business for many years, I am curious on a few observations I noticed.

Without those you might be more down in the $25-30/month for each conservatively.Regardless, my rule of thumb is to use slightly higher estimates like the ones above because it allows you to observe a worst case return and allows you to determine whether the lowest is something you want to pursue.

@Jorge Ruiz it's more accurate in the city limits, suburbs can be a little spotty from what I've observed.

Looking for someone to observe and ask questions about looking at properties, best practices for approaching a homeowner that has not put their home on the market. 

So, if you want to assure that I will count everything I observe during my inspection, it is up to you, (the homeowner) to provide me with permits.This usually is an issue, when public records (Assessor records) don't match with the actual improvements.

Too long and it tends to slip under the flapper, causing the problem you observed.  

As far as minimum's, I like to see 7% projected CoC with what I can observe are conservative underwriting rules of thumb, 15%, or better IRR over the life of the deal; hold period up to 5 years. 

Not saying that's a reason to be greedy ourselves, just to observe general market sentiment.