There is so much interplay with other factors, that even if I looked up my old returns I am still not comfortable doing it myself. 

Many are concerned about downpayments (as you mentioned), yet why not get your preapproval and ask the seller if he/she is comfortable with Seller Financing the Downpayment?

Certain organizations such as the AICPA and the State board that issues the CPA license mention what a CPA can / can't do to retain his / her license.Providing a comfort letter is an 'attest service'.Furthermore, CPA firms are encouraged to have insurance, which may mention that the firm can not provide comfort letters.What the mortgage company is looking to do is potentially have another person to go after if the mortgage goes south.It is not worth it to a CPA to get a few hundred dollars but potentially get a lot more in risk exposure.

Many investors buy distressed properties because they can get a better deal and do significant rehab work, but it sounds like that it outside your comfort zone.

Definitely a very humid environment, especially near the coast, so expect to deal with all of the issues that come with high humidity - termites, bugs, mold/mildew, wood rot, etc.

It's helpful to understand the nuances, especially regarding the  block-by-block differences and the competitive buying environment during this time.

I think they would need to file the insurance claim if there was enough damage, but possibly they could escrow an amount you’re comfortable with if lender allows.

Fundamentally, I want a balance between an efficient, market-rate park and tenants who are happy and comfortable.

However, if the nearby high-risk area poses too great a threat to perceived safety and could potentially deter quality tenants or future buyers, it's probably too close for comfort.

Whether it's turn-key or value-add, there seems to be a strategy for different comfort levels and goals.The information about Reno, Nevada is interesting.