A lot of investors are buying doors just to buy doors - there isnt much economic justification behind it, all with way too much risk layering. 

There is absolutely no justification for this.

The justification for eminent domain would be the cost of defending the current set up, health costs and environmental cleanup costs. 

Assuming you raise the rent over comps (with justification), you should be able to break even or come out ahead because of the seasonality in the Mid-South...too hot to cut in the summer, too cold for growth in the winter.

I’m not arguing the necessity, or the fairness, or the justification of taxation, consumer protection, civil rights, etc, just stating the effect is distortion in the market.But, as I stated the taxation of a 0 - 20% rate on capital gains (ok 3.8% - 23.8%) is not only very low by the standards of the last 84 years, but also preferential to the marginal rates on earned income, investment income, and short term capital gains.  

In the video I show how I end up replacing most of the suggested comps with comps pulled from Redfin and the justification behind it, but the punchline is that it helps you come up with an accurate number doing what @Hem Kumar said: "...make adjustments for unique features and amenities..."

If there is only one coming into the building this could be justification of one loan however may not work.

No justifications are required.

In my mind, there are two big barriers to doing off-market:1) At low volume, there isn't justification for me to do my own marketing. 

I know the repair costs will likely be north of $20,000, but it might help take the sting out of the low offer, and provide some justification.