Bottom line for us:  2 sold properties does not make for a good assessment of the ARV & your September ARV will soon be unuseable so there may only be one comp.  

Hopefully the Courts are more kind to you than the dozens of other landlords I've seen go about investing without the help of an attorney; where they come to us only after an issue arises and we have to tell them "sorry, your contract is horrible and you're out all that money.

I have half a dozen properties winding through the I can't find the heirs or lost deeds or did not probate,, or did not whatever and botched the title..

That's before the roof needs to be replaced and still has a decent life left to sell the place with.Good job, Ben, I encourage everyone to learn to assess and value each property in the market they are dealing with instead of assuming your performance will be replicated someplace else, which just goes against the laws of economic factors of RE

So that being said you need to look at your market and assess how strong or soft the commercial niche you want to be in is.  

In addition, you have the issues of HOA fees, special assessments, fines because of tenants breaking rules and regs of association, and rental restrictions imposed by the HOA.

They will be able to help you assess what improvements you may need to do, and what the units will rent for, as well as find suitable tenants. 

Be very clear in what you are asking for.In case this is helpful, I ask for these fields in their report:Parcel Number, Owner's Name, Owner's address, Property address, Property Use Code (zoning), Assessed Value, Lot size, Delinquent tax amountMore often than not you'll find that they will not supply everything you need.  

@Brian Kennedy my personal experience is that I've had over $10,000 in Assessments during the 8 years I owned my last condo.

yep u can propose a contingency/rider that allows u to exit before lease terminates if your business fails during the lease term however it reduces chances of the PM/owner taking it seriously as they would then have to monitor ur monthly revenues (something many commercial owners do anyway in order to assess royalties due) or proof of lack thereof