The buyer's bank works with an independent appraisal agency, who then facilitates the assignment of an appraiser.  

Toledo uses Republic Services for trash pickup...the city contract allows a "bulk pickup" to be scheduled each month free of charge.My building is scheduled for Spring Cleaning on Tuesday night (I have a pair of guys just assigned to help organize, inspect, and handle anything heavy to be moved for the elderly tenants) but we should have a massive offering for the trash truck on Wednesday.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

You may want to put some more key words in your post, like Ohio,  Realtor, and Real Estate Agent. 

@Mike Blais, set up keyword alerts for your area and for topics you want to learn about.

I used zillow to find properties in my area, and in the key words box I typed in "motivated" and that'll bring up all the homes in your area that are being sold by motivated sellers and just negotiate with them.

If you include that $300/month rent in the valuation, you're assigning a value of $36,000 to that trailer is you're purchasing at a 10 cap ($300*12*10=36,000), which is likely much more than the trailer is worth.The NOI should only include lot rent in the calculations. 

Also, I wonder if there is commonly a value to be assigned to an encroachment like this.

Just so Im clear the  option period is the time I need to find a buyer to assign the contract too.

I suggest setting up a keyword alert for Nashville and then anyone discusses it, you will get notified.