If there is nothing remarkable about the property then smaller deals usually trade at higher CAP rates.The appraiser will use three approaches to get value.CompsReplacement costIncome probably last and least weighted.

Please do yourself a favor and avoid any conversation/remarks regarding tax law - other than they will want to check with their CPA regarding tax implications of gifting.  

Am I able to put some sort of lien or remark on her credit so I can get paid back if and when she declares bankruptcy?

I am confused on this remark:"Do you feel adding negative leverage makes sense to expose you to more appreciation?

You have access to the private/ agent remarks if property is vacant you don't have to have a chaperone to accompany you most of the time as the listing agent will just give you a combo or you can use a supra key. 

I will take him at his word, write the property description to reflect his remarks, and have him sign off on a formal Seller Disclosure Statement where he is liable for anything (even after close) that may come to light later that reveals a mistruth.

Should I remark the water course or the historical construction (150+ years)?

Over the years, I realized that this comes after much more ground work.Great businesses are built on remarkable relationships.First, get to know people in the industry.

A remarkably bright guy I met on Bigger Pockets came to my property for five hours yesterday to help me change windows.

Is the property in the middle of nowhere and no amount of rehab will remarkably improve the vacancy?