Think of environmental swift change, tornado, flooding, fire, fixed rental rate verses varied rental rates.

We have cleaned out those tenants, and have security cameras, and access control pads to the courtyard to deter unwanted elements from coming by.

Akron is a much smaller market than Cleveland, but has similar elements, demographics and economics (in general).

Mold damage in Florida is considered Environmental Hazardous.

This hands-on approach enables me to obtain useful information, allowing me to make informed judgments and alter my investment strategy as needed.Analyzing these precise elements of a property gives me vital information about its potential.

we build affordable units by doing higher density and I can sell or deliver a housing unit at a lower cost by sharing common elements like slabs, hallways, centrally designed systems, etc 

Your post is confusing because an HOA cannot make a modification to a common element and then charge 1 owner for that *UNLESS* that owner or their tenants damaged the property to begin with.

For example, I've seen where a hobbyist investor/developer works on project, they hire an engineer and/or architect, but they ended up missing something vital, i.e. drainage issues, environmental, fire dept review, planning the wrong type of product for that market (buyer & renter demographic), etc.

There are a number of guidelines the IRS has for performing a proper cost segregation study (which will pass in the event of an audit) Here is the link to that list on the IRS website:Cost Segregation Audit Technique Guide - Chapter 4 - Principal Elements of a Quality Cost Segregation Study and ReportI have never seen a DIY before, but I'm sure people do it.Depending on the size and type of your property the fee for engaging a qualified engineer-based firm to conduct the study can be as low as $3,000 (lower in certain cases), and the significant benefit created well outweighs the minimal costs.

I would definitely contact a local civil engineer or environmental engineering firm.