When deciding whether to sell the rental property or buy out your partners, consider factors such as the current market value of the property, any outstanding mortgage or debts on the property, the potential for appreciation in the future, and the rental income generated by the property.Calculate the amount you would need to buy out your partners and compare it to the potential profit you could make by selling the property.

Likely 99%+ of the recipients won't be interested in selling at the moment (and with a list that large, some of the data is invariably wrong or has changed since collection), but if you can stay in their mind for when they are ready to move forward with something, it's potentially worthwhile.If you've collected their data, likely someone else already has (or will soon), so differentiate and show your value. 

However I did some research myself on crime rates, and from 3 different sites, they all suggest that crime is rather high in that area:https://www.neighborhoodscout.com/tn/memphis/crimehttps://crimegrade.org/safest-places-in-memphis-tn/https://www.memphisdailynews.com/CrimeReport.aspxChecking city-data.com, the average salary for that median household income is around 39k.Also, the property value is listed at 145k, which seems like it is on the lower end.

The property fits the 1% rule and has some good potential for value add.  

and I don't mind giving them my opinion of value and doing some work for them, as they give me referrals and business when ever they can! 

This strategic foresight in acquiring and controlling prime locations demonstrates the power of real estate as a fundamental asset class, offering lessons on location selection, long-term value creation, and the integration of real estate into broader business models.

The value add properties with minor cosmetics move fairly fast as well.

Any suggestion on how to properly value the entitled land? 

The best numbers here are usually on value add deals but depending on your build costs new construction may be an attractive option. 

I used a VA loan How did you add value to the deal?