If I were to approach him with a value add deal proposition, how does one accurately determine what this commercial property is worth as it sits, and also the ARV?!

When we buy from the MLS our value add proposition is that we don't take a buyers agent commission.

My dad used to say don't buy something that loses money just for the tax loss, that's a losers proposition.  

And low end cash flow rentals are Risky proposition to the un aware.

Maybe not any longer but certainly something that clearly articulates your Unique Selling Proposition (USP).Or you can use the other side as a series of questions that are to spark a conversation.

and at the end of the day the stuff we generally fund or buy becomes a much better proposition for us once we let the banks filter it through the system and we can just buy get title insurance and go

And after factoring in op expenses, allowances and debt reserve, a 5 cap investment will most likely turn into a money losing proposition.

I just went online and see that California passed proposition 65 in 1986.

It is a provable proposition and my point can actually be mathematical proven to be correct.

Assuming 3 units are about 1000 square feet and the fourth is 700 square feet, I can't decide what's the best value proposition for my investment.