When the tenant turns in keys, we conduct a "safety" inspection within 24 hours to ensure the unit is secure, heat or A/C is adjusted, the unit is vacant, the level of cleanliness, etc.

If our house is inferior to what you can get for that price, then we adjust accordingly.

Need the ability to adjust rent escalations, NNN expenses etc on an ongoing basis without chasing tenants to make updates.

I recommend you do this annually to adjust for utility increases and other variables.

If you buy at $475K and the taxes adjust up close to an SEV of $237.5K (50% of sale price) your taxes will double from what they currently are on the property.

Glad to hear things are going well...Learning can stimulate tremendous growth in a very short period of time depending on how you use what you learn.One thing I'd highly recommend doing, if you haven't started doing so already, Is to download audible and start listening to books on the areas in which you're looking to learn/invest.BP has published many very valuable books on many different subject including BRRRR, investing with little/no money down, estimating rehab costs, property management... to name just a few.This is a journey, not a sprint, so take your time, adjust to being in it for the long term, and FOCUS!

Yet the prices have continued to regress to the inflation adjusted levels.

The only thing Id add is to maybe adjust your expectations.

If your asking amount is too high for a particular applicant, the Housing Authority may ask if you would be willing to adjust your rent to fall within the required numbers for that applicant. 

You may consider hiring a public adjuster.