Always be conservative with your numbers (lower income and higher expenses).

You’re just leaving yourself open to interpretation when you say we will accept lower than x score.

I want to appeal this new assessment but the problem is I can't think of any good points to make in my appeal as to why the assessment should be lowered. 

P+I are straightforward, but for taxes are you assuming the amount due based on the sales price, rather than current taxes which may be based on a lower assessed value? 

Obviously the simplest option would be to keep lowering the price till it sells.  

Def not a great flip market b/c lower values, but cash flow is great and managing tenants is far easier.Where exactly is this property?

If needed, I might switch to listing at a $100-$200 lower price without the utilities to get more foot traffic. 

It may help lower the cash requirement as closing if it can be negotiated that the seller pay all of the non-lender closing costs and then the maximum amount of closing cost contribution toward the lender's closing costs allowed by the lender.

They have re-strucutred their fees since I joined, and I thinks its a lower entry point now.

A company (or investor) that defers maintenance to hold down costs and charges lower property management and thereby offering fewer services, may see a higher ratio than 50% of the rents going to costs.