Would it cash flow at 400-475/unit based on current sales price?

.- future assumptions: 2% annual income growth, 5% PV growth, 2% expenses growth, 6% sale expensesBigger pockets tool sheet with above data:Cash flow: $916/monthCash on Cash ROI: 6.65%-7.57% depending on rehab costsPurchase cap rate: 7.15%I know this does not meet the 2% or 50% rule but it seems like a good investment for the area.  

You need to know your market and the difference between the sale price of a 3 bed 1 bath an 4 bed 2 bath in a particular neighborhood.

Patience played a huge part in my deal. 4 sellers had to approve of any sale price, and there one of the kids was really holding out.

You can only deduct the part of the PMI paid that applies to that tax year.https://www.irs.gov/faqs/sale-or-trade-of-business-depreciation-rentals/rental-expenses/rental-expenses-1

Will bank jump in just before the tax sale then?

The final sale price will be public record and being a real estate agent is highly competitive trade.

Yes, most sales come from follow ups sometimes after reaching out 7 times since their circumstances change over time.

When searching a property in my County tax assessors website the sold amount is $0 and the grantor field is blank. Can anyone tell me what this is?

As an example, a C class deal in DFW may sell for a 7.0 or less, but we'll use 7.75 or 8 for a 5 yr sale.