When I asked the property manager about this, they said they had to use the square footage listed on the county auditor ARIES site.

The sheriff, auditor, and treasurer can not tell who is paying but confirm that the deceased still owns the property.

Once the auditor reset my property value to match what I paid for it, my taxes jumped as expected. 

To be clear, a “concession” is some dollar amount that the seller pays which would normally be paid by the buyer....foregoing your commission doesn’t fit into this.What you can propose, and the listing broker needs to be on board but no reason for them not to be, is to Reduce The Price by the amount of your commission with the listing broker agreeing to reduce their fee to the seller by the same amount.If you’re looking to not do that and have the seller pay some of your closing cost Instead (a concession) then you still need the agreement , mentioned above with the listing broker, and then the seller pays some of your closing cost instead of reducing the price.If the IRS happen to ever look at this transaction in detail through an audit or anything, they might figure out the switcharoo and disallow it, but I have no idea. 

Back taxes are piling up, auditors office had a note that Owner was deceased and property was in bank foreclosure so they have not taken action, treasurers office said there is no mortgage and they have not received anything from the auditors office. 

What I just found on the LA County Auditor's site was a 1.175 rate.

Drive and find run down properties with some form of distress (tall grass, peeling paint, vacancy signs), then go on your local county auditors site and find the owners name.

@Carl LaPiedra you go to your auditor website and pull a list for owners of the property types you want to specialize in.

It's a noble effort you are undertaking here for sure...auditor data is "open" now and most have a very good interface with GIS (check out MapBox or even Power BI)...odds are high that county auditors in these locations are on the same platform...they will have neighborhoods defined by "codes" you can use to define areas...your auditor will also have a "reporter tool" (more than likely) to draw down csv files with the data you need...since you are an agent, you'll want to overlay your MLS data for a complete picture...That said, you can draw neighborhoods with the MLS map tools, pull closed comps for specific neighborhoods and do your analysis from there...our MLS has a data point for rents...this is the only way to see "market rents"All this is a moving target and requires a lot of attention to cleaning and updating your data to stay accurate...

I'd bump it up to the $60 range for insurance, and I'd check your city auditor for the taxesThird, repairs should be a bit higher unless the house is brand new.Fourth, property management tends to be around 10%Otherwise this looks good!