I am typically able to chose in a range of ~.75% which has influence on loan origination fees and so on.

Knows scope of potential economic influences that may be occurring in near future, doesn't mind writing a million offers that will go absolutely nowhere, and (most importantly) isn't embarrassed to lowball on behalf of their client.  

with my duplexes I can influence the value with my rent pricing. 

If not, or if the CA property compromises your ability to get a mortgage generally in NC, that would be an incentive to sell.It sound like you wouldn't see much in capital gains, so that doesn't influence your decision making.Personally, I think N.C. is a better market for cash-flow properties.

If you have time for a quick chat, I can share some additional info you would probably find extremely valuable before proceeding that could influence your investment strategy. 

I would never have rented to her for many reasons, primarily because I have no reason to gamble on high risk tenants.Be very careful in the future as you are likely only going to get that lucky once in your life as a landlord, don't let this success story influence your future tenant selection. 9 times in 10 a landlord would have been seriously burned by this type of tenant. 

What things influence the amount you use to estimate closing costs and place in the box for that?

So I would argue respectfully of course, that from the negotiation standpoint what the seller has invested will influence their decision making and therefore is relevant. 

You'll find a generous amount of support and influence on these forums from all those you mentioned and more from potential partners, lenders, sellers, buyers, syndication etc.

@Todd WillhoiteThe custodian is asking for the valuation because it influences the total value of the IRA reported on Form 5498 which is due to the IRS each May.