How to Win Friends and Influence People - Dale Carnegie is one of the best sales and negotiations books ever.

I definitely understand that different people have different risk tolerances and will influence decisions.$1MM of liability coverage seems high, relative to the $300k I have seen mentioned in a few other forums, is $1MM standard or more of a personal preference?

Actually, with most of your explanations, your post is about all of the things others and myself have brought up (including time) since all of them have an influence on what your core topic is.

This is why step by step guru programs often fail due to real estate being different than personal property and influenced by local markets.

If the neighborhood is declining, that may influence your decision. 

They should make the appraisal on the property alone not influenced by what the agreement says.

Most all will attempt to influence price from the lease payment, the purpose of turn keys is selling the lease and expected rents more than the value of the dirt, that is not the aspect of valuation most weighted in single family 1-4 properties.

That will influence your next steps.

How would you market your real estate to a border state where their influxhas influenced the market(example PA with buyers from NJ),

After some "drama" I bought a place of my own about a year ago and that has influenced my investment philosophy.