Cook county property tax risk

[Sanjay Shah]

I am looking at a strip mall with almost 12% property tax on Market value (Chicago). With only two tenants occupying 6 store fronts and each with two years left on the NNN lease With 5 year renewals. They are both long term tenants. I can get it for almost 13 to 15% cap rate but I'm concerned about property taxes I would be on the hook for if any of the tenant leaves. Property tax is about $100k. Any ideas on how I can construct purchase agreement to limit my risk? Appreciate any feedback on purchase would also be appreciated. Thank you