I have no idea what sort of property it is, but $10k in the northern market would/could be a steal.Since its commercial, its probably best to work with an attorney that specializes in this and has the resources to properly prepare the appeal. 

In order for Ohio law to be properly applied, you'll need an accurate family tree.   

A $5 pair of headphones should solve this problem.

Agree with @Eric M. the deals can LOOK like 20% COC but unless you are self managing and not properly accounting for all the cap/ex and tenant issues that do happen over time it's typically not real. 

So you lost 3 weeks worth of rent, a $99 deposit, payed 2/3 of the cost of repair, and still have a broken machine because it should have been replaced and not repaired.Conversely you could have just skipped the insurance altogether and had the HVAC properly replaced by competent technicians a day or two after it broke and gone about your merry way avoiding all of the mess.

I just want to set it up properly in a way that makes sense.

How do I properly determine the market value of my home ?

But one  thing that is universal is proper noticing.

Simply solve those issues being the nice guy and maintain all control to use kind and proper leverage.

Before the skyrocketing prices the plan was to sell a pair and 1031 into one dream property that might someday become a primary.