Ask the pest guy to assess and recommend where they might be coming from you are paying him after all.  

Here are 2 examples of the cashflow-killing RE taxes being assessed here:Deal 1: 4 plex, $2200 gross income, $110K asking price, tax assessed value of $149,500. 

Depending on how you run your business accounting on 100 units can be very tedious to keep track of, 100 rent payments, dozens of vendors & expenses, vendor compliance, end of year compliance etc.  

Have there been any recent discussions at the departmental or executive level of the JA regarding a mandated assessment for public utilities improvements?

The County also makes no warranties or representations regarding the accuracy of the assessment of the property or the accuracy of the description of the real estate or improvements thereon.Any bidder who wishes to understand exactly what will happen when a Tax Deed is issued by the county for a specific property must consult their own legal counsel or title company. 

Negotiations go a lot smoother when you're face to face with someone and have put in the time to assess the property.

Does the HOA like to pay for items through due increases or special assessments?

Not sure if this is an effective risk assessment, but feel like it's safer than chasing the highest cashflows in potentially volatile markets.

Which is a shame, because they are a really good PM in all other aspects (and I have referred over a dozen other investors to them).So, be honest, be fair and provide quality service and investors will be knocking your door down.

When you make that decision, you open up dozens of markets to choose from so there is no rush to buy before the opportunity is gone.