Try to keep your list of comparables to a small radius depending on the area your evaluating (the more dense, the smaller the area).

Knowing how often the folks at the finance office jack stuff up, it would be a miracle if they could calculate your per diem correctly at all, let alone actually dig through public records to find some hidden needle in a haystack. 

Additional info - this project was spurred on by a terrible roof and even more terrible structural support under said roof so that stuff needed to be done anyway.

And the politician that gives out the most "free" stuff will be the one that continues to win elections. 

I also believe I won't have to budget much for vacancy with the current tenant, at least for a few years (albeit stuff does happen).

Make sure your coverage for personal property is appropriately sized, you are only covering your stuff not the tenant's as well.

Personally I waited till after I've moved out of the property just because I didn't want to have an open house when my personal stuff was still in the house.

And I have to know this stuff before I even begin to do anything in reality, so thanks for your patience!

I had to pay the tenants of the previous owner to get out and take all their gross stuff with them which was totally worth it.

If they leave their stuff they have 10 days to remove it after the order of possession.