Prices are within the range from the market survey I have done for rentals in the area.

Their most recent survey is from July of 2019.

There will probably need to be a survey and an appraisal.

Competition from not only new properties but other highly-amenitized communities has kept the pressure on owners to improve their assets more frequently, and with an eye toward differentiating themselves from their competitors.”This comes from a 2018 survey by NAA.

I tell them my price, we talk contract, title policy, survey, earnest money, financing and my non-desire for any commission.  

 The survey is attached for the home. 

This survey contains hundreds of KPIs that investors should use when searching for new markets to invest into.

You should conduct a rental survey to ensure the rents are not too high or too low (Yes, too high can be a problem). 

County tax assessor, city zoning, if you go under contract, can get it added to survey.

If you are looking for a general cap rate for different classes within a market you can search for CBRE's North American Cap Rate Survey, but you will need to drill down to the submarket, to get the market sentiment for the area you are looking in.