What are somethings that I need to know before bring the deal to the table?

I looked at the table of contents in the book and a market analysis section didn't jump out at me.

However, after further consideration, all I am bringing to the table is half of the capital. 

That way, you don't have an executed lease (where you have to evict a non-occupying tenant) until they have all their cards on the table.

Don't expect to win deals with companies like Bank of America and other large banks without the ability to throw down a million dollars on the table.

i would 100% agree with @Cameron Tope says.... to win .. everyone must bring something to the table... you need to think about what is that you bring on the table to win ...

It would be nice if an agent would actually follow through on things and not get to the table at the end and realize a few things weren't coordinated like they should have been...

You are bringing $50k to the table. 

Basically, she looked after her own interests in a calm, rational way.Maybe figure out  what value you can bring to the table that other buyers can't?  

It would appear that you're in a good spot with this property and while new opportunities may arise IF there's a downturn that drags values down with it, I wouldn't kill the golden goose just yet.Even in a downturn, your property may not lose value with consistent, stable cash flow, so your offer now may not be off the table later.