Everything else is a pre-qual, pre-approval or letter of credit none are POF.

@Kervin Mack it is common to find owners who run every expense they can find through their real estate, even though an accountant would likely not approve. 

I am investing from Hawaii and found that David Greene's book - Long Distance Real Estate Investing' was super helpful.My advice: Contact a realtor and get on their mailing list, get pre approved, and analyze a property everyday. 

Example- The estate appraiser valued home @ 225,900(which is way high)  but we will purchase the home for 185k(and will probably assign the contract for 215k)It is said the appraiser must approve the price.

My tenants were recently notified that Google Fiber is available now on my street and they requested I approve the installation process.

This would get that job done (which is a big job) but at the same time increase the property value.The new rental suite will likely rent for $1500/m but to get city approval, the whole house as a duplex/triplex needs to be bought up to code  (fireproofing, electrical, plumbing) which will likely make the whole build cost close to 300k (contractors estimate).

The Taxable Value is uncapped and equated to the SEV upon a sale or other transfer of property ownership, with limited exceptions.Once you know the Taxable Value, you can look up the property tax millage rates, which each city & county sets separately (with voter approval).So, yes, it is very possible for property taxes to jump from $907 to $3200 if the seller has owned the property for quite some time.You can use this tool to estimate your future taxes after they are uncapped: https://www.michigan.gov/taxes/0,4676,7-238-43535_43540---,00.html

If you can build a repour with the seller and at minimum be pre-approved for purchase it can be done.

Did the building owners approve?

Usually when I get a call from an investor spouting their criteria I delete them from me database immediately and send out a warning to colleagues...not saying you're doing that, but focus in on a couple of markets and locate the top 1% of agents/brokers...establish weekly calls and make sure you're pre-approved and ready to pull the trigger.