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.

But I think you're overplaying it's attributes and attempting to minimize the Bay Area's influence.

It all depends on the specific market area and what is the overall influence these distressed sales have in value trends and market conditions. 

You can more actively and comfortably engage with other agents, growing your network and your sphere of influence.3.)

Age of the property usually has some influence over maintenance expenses (1907 vs. 1997 vs. 2007 all have different implications).