May I ask how your rehab evaluation looks?

I could download them right off their portal after logging in as an owner.

There are options, I would suggest you do research and know your options and figures before you do the first unit so you know how to approach all 4 and so that you can evaluate your decision based on work performed in the first unit.

Starting out in real estate investing when your finances are shaky and when you are suffering the stress that can come from a difficult close personal relationship such as a marriage that is not working out and children that need great care can make it very difficult if not impossible to objectively analyze, evaluate, and finance real estate deals.

You can roll this into a larger contingency allocation, or you can actually make assumptions about where the taxes will go.A deal is still a deal if the numbers work with the new evaluation.

You should have a second position note  investor give you an evaluation and then determine if it is worth going forward.

I'm evaluating options for a property management company. 

He should have considered the expense of his time to provide a fair evaluation.

I'm evaluating on 50% and based on that number I'm trying to make an offer that puts this at a very realistic 8 CAP.

I know county appraisers shouldn't be the final word in property evaluation.