I mostly rely on my own research and experience to get local cap-rates for my target markets, but getting official data-points from actors in the market who actually underwrite deals is probably going to be the most accurate.I'm going to put that on my checklist for market evaluations.

I don't know that there is going to be an "official" way of valuing these properties but my thought would be to value them both as residential and commercial properties and see what the numbers look like compared to each other.The good thing about valuing them as the seller is (commercial) is that you are at least valuing based on black and white numbers.

25% is pretty standard, although along with commissions there is no official standard.

Behind a drawer in the dining room built-in, I found a sack of balloons with printing on them announcing a wedding date in 1985.

It should work similarly to a stock option for a large company would, but I would advise talking to an attorney to make it official.

The arterial road I live on has been designated as multifamily (townhouses) in the recent OCP (Official Community Plan) and is close to a desirable area. 

I officially was done developing in November 2017 and had both trailers rented by December.

If there were any official property inspection completed you should get a copy to see why other investors walked.  

I've seen discrepancies announced at the auctions and adjust my bidding accordingly."

Maybe you know that Whole Foods market is scoping out that property for their next store and will be announcing the move in the next 6 months.http://www.rclco.com/advisory-wholefoods-effectYou would obviously never buy a property that you predicted never to cash flow.