Yes, I believe your assessment of TK companies is spot on.

Our PM group's last listing in Garfield Hts had dozens of inquiries and I filled it in a single day.   

If I have a dozen properties then for the best protection that is a dozen LLCs (at $800 each).  

I have rental properties in Easton that are in condominiums, and is eating up my bottom line because of increasing HoAs, and special assessments. 

Hmmm...The other big reason the town wants you to pull permits, other than getting fees, is so that the tax assessor can raise your assessment to get some more taxes out of you. 

If they are willing, try and get an address to the property they purchased and look it up in the town assessment database to see if their name is on the property.

Currently, I am having a hard time finding comps so I can assess a possible ARV or even where I need to be in my offer.

Exterior Only - Appraiser assesses just the exterior of the property 3.

If someone is doing estate planning and likely will pass away before then that not that big of a deal to some as they just want a yearly return to live on and not worry about the payment increases.It's all situational which is why I have to have one on one phone calls with my NNN clients to assess their needs versus what is the realities of the market and see if what they are looking for is possible or not.   

I sat on it until they asked, assessed their history, and then made the decision.