You were looking for good negotiation books from the community, so, here's a quick list, in my opinion,  of what a good book should cover:   Good negotiation books (and training) tend to focus on sound communication and extracting data so you can make everyone's life easier-- yours, and your adversarial partner's. 

That's too much of a range to be meaningful.

I'm still mulling this over myself), then you can still get some skin in the game and start building a portfolio that hopefully won't take long to grow and trade up through 1031 exchanges and so on to start purchasing the more expensive SFR, as well as MFR, which is when it appears to me you'll really start to hit your investing stride and bring in meaningful cash flow. 

Go look at soil vapor extracting costs/ sparging/ lawsuits... 

You have to consistently follow up in a meaningful way and you will get deals.

In regards to extracting a capitalization rate from comparable sales.

How can a lender give any kind of meaningful commitment to anything without the property being in place?

You have to consistently follow up in a meaningful way and you will get deals.

As soon as you have your design info, go back to the fire marshal with your building plan before you start working on it and make sure you get at least his verbal approval.You buy investment property in a community like East Pittsburgh, you should be looking to build a meaningful personal relationship with the fire marshal and all the borough officials you can find to shake hands with, and it's going to take time.

Ideally, the after repair LTV will be aggressive enough (<80%) to allow refi to conventional and extract enough cash to repeat while eliminating PMI.