The 2nd thing would be the hvac, as I have no exp with charging the system, so I'd prefer to get that done pro, and then the last thing is carpet.

Curious if anyone has bought this system from Joe McCall (Real Estate Mastery).

Don't be afraid to call the county/city is something isn't sitting right; they may help get the bill in question corrected if it's a mistake and may get equipment relocated to keep future confusion down.I'd even get the actual plans of the irrigation systems; as the city/county for assistance so you know what is where and if it's properly placed/coded. 

Two great ways to network here on the site are "Keyword Alerts" and Under the network tab above you can find nearby members   Keyword alert system tutorial

A short cut sometimes is knowing the appraisers in the Assessor's Office as they usually have working papers with cross references of information, but here such working papers aren't really public records, but folks might help you.After knowing the system in an area courthouse you can often call for info.

Allen which uses a point system for determining potential deals?

All systems have been updated, no major repair needed. 

And I have to go elsewhere to verify if they are true comps anyways, easier to just use Redfin from the start.We took a VERY different approach to comps by using an automated valuation model to pull the initial comps rather than the typical +/- 200sf approach in all other comp systems.

Many times we already have the property under contract before it ever even hits the local MLS system.

You start typing their name in the To box and the system will pop up a list of matches.