In these cases, looking at recent sales of similar properties in the same neighborhood is a better indicator of value.

Has a unique garage that is open air, but  roofed and on the same slab as the  rest of the house. 

Same for a collapsed sewer pipe - they won't pay for the repair to the pipe, but they do need to pay for the damages caused to access that pipe like removing flooring, drywall, concrete, etc.

Go fly in for the day, or better yet spend a night. 

There is no way I’d wait 30+days to collect my money. 

Do the same again, move to another duplex and rinse and repeat.  

The job will take a day and a half .    

The market dictates that price, not you, and there's no reason to feel guilty for that.I would give her a 60-day notice and not feel a tinge of guilt.

From the title insurance, the road says public rd, we also obtained fr title company of a grant deed fr 1963 that says “reserving easement” of this same road.

These LLCs are both owned by the same two people, so there would be no money exchanged.