Not only because of the current uncertainty, but without an arms length transaction, I have never gotten what I thought was true value for our properties. 

That must be quite expensive.If not, most of the time, you can't just call up a CPA and they're happy to give you, a non-client, free advice.If you're implying 10 different CPAs and lawyers will have 10 different opinions, this is usually true at the bottom echelon, and what you'll find is one was right and nine were wrong.Once you get up above the lower priced firms, most CPAs tend to agree, or at least agree after debate.

As has been discussed in other threads, in the event of true loss of job, no unemployment, no gov't bailout, no savings or liquidity, no other sources of income, a very small minority of tenants will truly be unable to pay rent.

And, that's a true statement because there will be some tenants who won't give any warning...they just won't pay.Read the article at the link above.

Problem is, I am often coming across properties that seem too good to be true, and I'm seeing flaws in my due diligence (ie.

Yes, true, but how much time and effort will you save by getting this info up-front, before you win the bid, only to find it out later. 

That’s true, at least until you have 5+ properties (that’s when I stopped having reserves as my rental income exceeded any possible repair.)

@Brett GoldsmithI don't know if that's true.

I know this id redundant and you will hear it everywhere in REI, but it is true.

@Fabian MarrufoWhen you say double your money, doe that hold true after favtoring all of the taxes/cap gains you'd have to pay?