Your ARV should be an actual (conservative in my opinion) number, not a range.

Well, I got some interested parties that are willing to invest with me in long distance real estate. 

Buyers attorney says no, both parties sign and property transfers.

Remodeling is Tenant Improvements, we can still distinguish between common area improvements (LL cost) or tenant can pay.Also consider if one party damages the portion, they would be liable regardless.

I’ve got both and it does depend on the complex but for the most part I like 1 bedrooms better.

BTW, if your family member is trying to negotiate a discount, the only likely avenue would be a short sale and no other family members would be eligible to buy it through a short sale due to arms length transaction and non related parties restrictions for the short sale. 

Both parties should be trying to do this. 

Pick a vacancy factor that is conservative to analyze your deals.

Was just trying to think of how to work a creative deal that makes sense for both parties.  

A good title agent will be able to guide you through the transaction process of what paperwork is required from which party and which point in the process.