However, it is less comprehensive and has not been updated for the new law.

Assessed at $50K, with taxes at $3K.

The can also assess the rental rate and vacancy rate of the area (after you find a property)  If you are waiting for an agent to bring you properties, when they have other clients they are working with and other agents can easily see these listings too, they wont be the good deals.Good deals are found by networking, driving around, scouring the notice of default and foreclosure listings, etc.   

I get CC'd because my property will get a lien if he never pays.He's almost late with rent each month past his grace period but has never been assessed the 50.00 late fee payment.

I think I know what I need to do...suck up the potential lost rent and re-assess next year.

We actually couldn't get at certain areas to assess the actual damage done by the wisteria that hadn't been pruned in at least 4 years but it was getting behind trim and under the roof shingles up high as an example.

You are correct in your assessment that you will need to pull out that vacancy rate until you have enough (or an amount that gives you a warm and fuzzy) to pay your necessary bills for that property while it is vacant. 

It's VERY comprehensive about what to look for when screening tenants. https://www.biggerpockets.com/renewsblog/2013/01/2...

As Michael said, I would have a comprehensive screening report pulled on this applicant (i.e. credit, criminal, and evictions history).

Most common thing to do is use the county tax assessment.