If they also are NOT giving you this information then there is not much to go on to determine an offering price.Alternatively as I have seen others suggest, give them whatever number they want and during the DD period figure it out.

Would love to treat some local folks to a nice free meal or coffee in exchange for allowing me to pick their brain. 

I understand these opportunities don't come around all the time but I am determined to make them happen.

I manage that and it's still like 95% hands-off :) Pick good tenants, get the house inspected.

The way that you devolve it is to determine the highest and best use of the property, which is a conversation in and of itself.

Door Hangers work my Dad did this in the 60s and 70s he bought his own printing press and guess who ran it after school.then he would go down to the salivation army Sat morn at 6 am and pick up those exiting the facility.. these guys would put out about 500 flyers a day for 20 bucks.. you could do it with highschool kids today. he put out 20,000 a week.. and then the 1% rule followed  200 leads  then 20 sales..

You can always come back to it at a different time to see if deal flow picks up.  

I have picked up few areas where I am interested in investing.

This is why we always advise clients to work with a CRM (Take your pick of any 500 out there) and let the CRM do all of the work.

Tell her that ghosts are transparent and literally can not touch anything or pick anything up so they can not hurt you.