Just an update, two roofers came and gave their assessment.

The tax assessment probably has no relationship to the value.To a buy and hold investor the house value is determined by the rent they can receive. 

There must be other ways for you to reach the property owner and negotiate what you need to be able to properly make an assessment prior to making an offer.  

There is an association in place but it doesn't sound like they have any real power to levy assessments but I will of course check all that out before I move forward.

The challenge for me is how to assess which is path is more efficient and effective for me and why? 

Counties in New Jersey collect an average of 1.89% of a property's assessed fair market value as property tax per year.

I think you mean ARV (assessed retail value or after repair value) instead of "AVR".Are you looking to flip properties, focus on appreciation long term, or rent them out. 

My personal assessment as a developer is that there are many sources to fund your deals, crowd-funding is only one of them and that doesn't really allow me any special "deal" when it comes to funding terms.  

When/if  my plumber assesses the situation and says "Tenant has been putting paper towels/feminine products/cooking oil in the  sink or toilet.

he is assessing things with his tax guy, from what he says, and I touched base with him last week and still he says the same thing.