Usually this is calculated at 75% of the average rental rate.Sometimes lenders don't think their request through very well, and ask for things that are not realistic to obtain. 

I'd strongly urge you to hire a public adjuster. 

They have a public hearing about in a week or so.

I would post them here, but they're both semi-retired and might not want their info out in a public forum.Finding good handymen is tough, but once you've got your guy you'll sleep a whole lot better at night.

The property will also not be able to be sold and title insurance obtained without the Irs lien being paid

If you call the public utility, they can usually give you the average monthly bill for that property.

Their parents are very involved and they love our safe location and renovated units.Because they are outside they love and take advantage of our parks, beaches, town and public transportation...Never an issue with rent (but that has been the case with all of my tenants), and they absorb increases in stride.

The yard of this property backs up to a beautiful park and public lake access is within walking distance.How did you find this deal and how did you negotiate it?

I'm just trying to determine if a) we want to purchase this property at all - and - b) if we want to approach this specific tenant directly versus listing it for rent publicly.

It's not the same as if you bought a publicly traded preferred stock.