Assuming all the numbers are accurate (NOI, Cap Rate etc.)

Is this accurate or am I in the wrong lane?

I appreciate your comments about providing ongoing education but it seems even this is a real gamble.... at least for the renter. 

Is there an accurate way to know what property taxes will be if there will be a substantial increase in property value at purchase price?

I know that appreciation is a gamble, but if a city's economy is diversified and there is a finite amount of land in the prime location that is downtown/waterfront then chances are it should appreciate, right?

I wholesale here in Sacramento when I have a deal I don't want to keep myself :]It's fine to get a deal from a wholesaler, just don't rely on them for accurate numbers.

We had been considering Hemet, but it sounds like the crime situation there may be out of control - is this accurate?

Once you do that, then you'll have the general knowledge needed to make more accurate adjustment to property values. 

Any suggestions on how to learn more about this from an accurate source?

Sounds like constructive fraud, but you probably need a legal pro to help you.If it were me, I would double check the lease and the application and look for a clause that says something like "applicant / tenant affirms that the information provided is accurate and true".