This lists all income and expenses per category.

Worse case, if you do the rent decrease, is that you have a non-cash flowing property/rentals below market rent as well as you have tenants who expect their rent to be lowered at every inconvience.

We are looking to continue to buy up there since the price points are lower and insurance doesn't seem to be as strict in GA like here in FL.And remember, "The best time to buy a house was 20 years ago, the second best time is now!"

Investigate the reasons behind vacancies before proceeding.Unreliable Cash Flow: Inconsistent or declining cash flow projections may suggest unrealistic expectations or hidden expenses.

I found an opportunity to purchase a property that would cash flow approximately 100 dollars a month in Texas including property management fees among all other various expenses with a tenant already on a lease.

Financing costs are much more expensive than they were a few years ago, and you just never know when a property is going to be a maintenance headache or you happen to switch to a market where rents happen to fall over the next 12-18 months. 

Because of this, they're purchasing their own supplies/materials with very minimal labor expenses.

The other reason is that tax assessors may use different methodologies to value the property including revenue potential.The key items that play a role in the valuation of commercial real estate property include:Property Type: A storefront is for example taxed differently than an office building.Location: Rural regions tend to be taxed at a lower rate than urban regions.Government Spending: When there are different funding needs, it can determine how much of that revenue comes from taxes.Market Shift: When the market shifts, property values change which can lead to a change in the assessed value.Let’s talk a bit more in depth about how the commercial property values are determined.

By having tenants pay those bills themselves, we are reducing our expenses, and able to charge less rent than our competitors who are including those expenses in the rent. 

Ditto on contractors but also construction supplies are an issue, not many home depos uphere and the few mom and pop hardware shops are poorly stacked and are more expensive.