I would do a few BRRR deals (SFR or small multis) and then re-assess your situation.

There is no insurance that covers an increase in HOA assessments. 

That was the sales pitch that looked attracted to me and here I am 3 months after closing and no tenant, even the numbers looked good, my ROI was going to be decent, but looking at the new tax assessment next year my numbers are going to change a lot, leaving with very little cash flow.

Follow and analyze their offerings for a year and then assess whether to move forward. 

Condos can be tough to cash flow due to high HOA fees...and special assessments. 

The process has been and continues to be very time consuming as counsel is conducting due diligence, and has requested and is assessing a substantial amount of information.

Personally I think it should be a legal requirement for the reasons detailed above, showing comprehension for the legal contract there entering by proving consideration and thought has been made for potential exit and dissolution of said contract. 

Based on the value of a property you can likely get away with a inexpensive desk top study such as condos and you will require a more comprehensive engineering study for larger properties like a 4plex.Desktop / modeling options are sometimes good for smaller residential like you mention. 

How would people here assess future appreciation in Rochester?

Unless the Seller is certifiably insane, they'll add a clause to the contract that the bit coin will be assessed at the time of closing and the present value applied toward the total purchase price that is denominated in USD or some other currency.