Saving face is the challenge and I believe you'll best accomplish this by not being the one to correct him.If you're willing to pay the cap rate, then agree to that figure and then leave it alone... don't renegotiate it.  

The biggest problem I now face is forcing myself to meet individuals down at the property for showings which have all been very disappointing.

Some owners just want what they want and can't look beyond that and some of them will cut off their nose to spit their face. I

Another common issue that I face is that the HVAC is not the appropriate size for the type of ductwork that is installed.  

I see no cause to get into an argument over a low dollar issue when the larger issue staring you in the face is whether they will want to live in your unit if you insist on forcing your will upon them.

Now both of them get this puzzled look on their face , I look at their car and see PA tags .  

As landlords this is some things we face. I

Two other members of BP are present also and I met them face-to-face. I

I don't think it's all that weird, lots of middleman business do it, and in face I prefer it to the VRBO, FK system, because price wise for me, it's more practical, rather than paying for a service you might not actually use.

What about the "which side of my face I tap my pen on"?