Also assessment never picked up those multiple sales and the parcel was being taxed at 8 acres. 

Then when the tenants moves out, you can assess if there's any damages or cleaning.

A reserve is unnecessary, but I still keep around $15,000 - $20,000 in my account.The point is, that you should sit down and assess your finances to determine what the worst-case scenario may look like, how much you would need to cover it without impacting your life, and whether you will need to build a reserve.

Here is a CSS Decision Diagram flowchart intended to bring together all the various questions when assessing the benefits of a Cost Segregation Study (via a professional or DIY).FYI - You can do a CSS for ~$400, ask @Malik Javed how.

Since you are out of the country and seem inexperienced, when buying condos you also have to assess the viability and strength of the HOA, pending litigation and/or assessments, and parking per unit.

Many cannot afford the assessments. 

And if not, what other suggestions would you have for getting the comps I need to accurately assess ARV on flips? 

It's a lease, not one of those clean energy assessment lien crap things.

Perhaps even talk to a few to see the differing opinions they have and try to assess whether one of them can help you in the way you need. 

Bought under assessed value, slight value add through cosmetic rehab (paint, light fixtures, flooring) What was the outcome?