What kind of rents are commanding a $250k price?

In fact that area still command top home prices.   

Obviously, properties on the water or with other luxury amenities command their own premium as well when it comes to ADR.   

It's new construction (2017), so I'd expect it to command a higher price. 

New construction means you greatly reduce your repair cost for the first ten years and can command the highest rental rates.

I am also looking into the possibility of adding another bedroom in one of the units after it turns over in order to command a higher rental rate.

I am going to be their for 9 months and then will be PCSed to my next command is this time-frame to short to use a VA home loan?

To each his own.Jim, you command respect as a property manager and I would come to you to help find a property and manage it if I was thinking about investing long-distance next door in Cleveland.But that's how you deal with your reality and I don't think it's better than how Account Closed and I deal with ours as local landlords in our cities. 

There are also a plethora of joker brokers on Facebook groups (and here on BP) peddling garbage daisy chain notes, and commanding 3%+ commissions on top of purchase price. 

Does the property command a lesser cap rate if it does not have a big name chain?