Perhaps if you tell him it was a tax sale they could make an exception and use the Assessed value. 

I'm fairly confident on the current self assessed value of the rental units based on the research I've done.

Yes David, I agree and that comes from ignorance and the investor not properly assess values which simply leads to disagreements and deals killed as a result.

From there, see if you can get a real estate agent to pull comps on comparable houses and see if they have assessed your property correctly. 

County tax assessed at $38,000.

You probably have another dozen options stretching from the Cape up to Southern NH too. 

Most of the houses we purchased sight unseen ended with regret and a lot of work, but the one we didn't back out of is cash flowing, so just assess your situation, make the most of it, and move on.  

Or, better yet, just track S&P and bypass the fees.I hate to be bringing this news to you, but the skill of driving screws is a dime a dozen out there.  

if the property is in an HOA be careful about past due HOA dues and assessments; e.g.

That spread was to single family dwellings.Other expenses and amounts to capitalize from improvements are anticipated as well to be assessed with respect to rental income and increased equity.Example and considerations:If I buy a house that has a 7 year roof,  in 8 years it has reached the end of it's economic and physical life, a repair may cost $7000.