I'm just letting the OP know that in my experience, while working in this market and the DFW area, properties like this almost always have huge tenant problems.

So they will sell it cheaper than normal which may lower the appraisal value of the properties around it.If you are liquid, this is a great buying op!

OP-M.Since you're using an agent I assume you're using the appropriate TREC Forms.

MPAC (Municipal Property Assessment Corporation) Claude - As the OP is from Rochester, I believe he is describing / asking / discussing US properties (OP - Feel free to correct me), which in every jurisdiction I have looked into use the 'market' value of the property as the starting point to assess taxes.

However, it's the exception, so I'm curious what kind of numbers the OP is looking for to have Raleigh on her radar.  

Like the OP, I've been using the MLS, Zillow, etc. and haven't had much luck.As for the prices being way too high in comparison to cash flow, it's also something I've noticed.  

coin-op washer/dryer to pay for water usage (landlords in my city have to pay for water/sewage).quarterly inspections to limit problems from getting worse (if tenant does not call to report issues)straight up asking for higher rents up front.

I don't know that I've read anything damning against the agent so I'm curious what your reasoning is for advising the OP not to use him.

the OP would be wise to spend an afternoon and search on BP for the numerous "appreciation vs cash flow" threads.

the OP doesn't explain why it's hard to look for the info on the city site..