I need comp report to assess the property before I make an offer.

Have your realtor do a CMA on the property to get an accurate assessment of its value.

Based on your post, it seems you agreed with the tenant’s assessment of the weird layout and also acknowledge that this new door would benefit you in the future.

Late fees also are not allowed until after 30 days of non-payment and then I believe you are only allowed to assess for a $50 fee which I believe is one-time and not daily. 

I went in on a virtually no-risk, low-buy in deal with him....literally making gas money every month for 6 years, haha....but it's valuable going through the whole process with the assessing the note, going through the title company, considering the legalities, going through all the paperwork.

Also, in addition to annual fees, you will have to look at special assessments to repair the facility along the way.

So at least it's being addressed and that's a good sign.BUT -- my question is whether or not the HOA will levy an assessment on the condo owners in the community to pay for the cost make the sewer lateral compliant.

The types are legal lots, mapped lots and assessment or tax parcels. 

Simply assess every house the same way. 1st you assess what it is.

A late fee will be assessed after the 5th.”