It’s obviously not exact, but I feel like it gives a pretty good rough idea.The last section is where the property details are added as well as any of the other variables that go into the property or investment.

I agree with @Steve @Steve Babiak that the RC advocates lack the foundational understanding of the various economic variables of the rental market. 

There's a lot of variables...zoning, ceiling height, etc...

Instead of a variable from 6-10?

The variable of life span is hard to factor in to know if it is worth it to you.  

Rate is variable of course but locked at .25% minus prime.

That cap rate depends on a few variables: where is the local market, what is the Class & condition of the facility, exact location within that market, & so forth.

@Freddy Hernandez using a HELOC to purchase a property is a good strategy if you have a plan to pay it back quickly (since the rate is variable) and since you have a plan this is good. 

Bill, I just spoke with PenFed, who said they offer 2nd position variable equity lines at P+1%Albert, both loans are 30 year fixed.

I can monkey around with variables within the spreadsheet based on what I think of the property but at the end of the day it always spits out some price.