Please no politics here, just looking for guidance on what may happen based on your insights so I can manage my bsusiness. 

If we price the home based on what they thought they could get for it, it will sit for weeks/months.

@Eric Johnson   Investor and lender based in Dallas.

We're willing to live almost anywhere in the greater Sacramento area based on what we can afford, provided of course that the property is in a decent neighborhood that has a good chance of attracting responsible tenants.As for budget, I believe we could get a conventional loan for properties up to $600k, but my strong preference is to find a distressed property (or seller!)

In the past 10 years, Ocala has greatly improved the employment base, adding tons of logistics and distribution jobs on top of the medical, service and equestrian jobs that we have always had. 

We consulted with a designer once, but saw it as no value based on what we had already done ourselves.

I'm a former general contractor and cabinet maker based in New York City.

I'm a local, CT based investor, flipper, and property management company owner.  

Based on your response I can give you some paths.  

I didn't see anywhere that you posted what they said ARV was, or what you think it is based on comps...the County assessment has no bearing whatsoever on value.