In the past I have determined the basis by pulling 5-6 comps within a 2 mile radius and documenting my 'math' that arrived at that basis (similar to an appraiser's table.  

I had did a few offers last year but nothing is a super deal so just playing the wait game.

The Rams may be leaving, but hockey and baseball are the big games here, and there is talk of an MLS expansion team if the NFL doesn't decide to bring in someone new.

I would also look at the skill level you both bring to the table.

It would not hurt to let the tenants know your game plan.

"Systems and team" are really table stakes. 

I have been interested in the investing game plan really all my life but never knew it.

Networking would be amazing at this point in our game.

Hopefully there's no deferred maintenance, or any surprises: you or your PM were on top of their game in fixing things that broke, and the tenant was honest about anything that did break. 

There is no one size fits all, and you'll likely leave hundreds if not thousands of dollars on the table if you do not consult an attorney.