In other words, I can't buy a property a month before the deed sale, via quit claim deed and be entitled to excess proceeds after the sale, unless I was the owner of title on the LAST assessment roll.Which states allows me to be entitled to excess proceeds as the owner of record at the time of the deed sale?

One thing you will want to look at are the HOA dues, how they would do special assessments, etc.

There are companies that specialize in providing inspections for rehab projects, and they can provide you with an independent assessment of the work being completed.You could also consider hiring a consultant or project manager who can oversee the work of the contractors on your behalf.

To me, all this is worth the monthly assessment.

Got me over a dozen of them with no freaking banks other than our primary 15 yrs ago. 

I’d love to chat and get to know what your techniques are in assessing local market (I’m in Chicago as well) but also what you’re looking at in California.

I have a dozen rentals and currently on flip 3.

Since this deal includes real estate you can certainly look at the county records to get some idea of at least assessments.  

I've seen almost 2 dozen now and everyone I 've personally seen has been just as bad....

It has also been recommended by another company that I tear down drywall to assess the issue with my confirmed flex duct system and potentially add extra supply ducts.