HowdyGood Question.And really everyone has their own variation, but I like to be conservative and include as much as possible in expenses. 

May there be some variation in the rents?

Excellent point by @Maxwell Lee about there being a lot of variation even block to block in some areas.

How much variation in cap rate is expected from Kingston to Poulsbo to Port Orchard?

Use the BRRRR strategy or a variation of it. 

Bottom line is there is so much variation in the economy there (Coke, Sports, Airlines, Tech, Automotive, Movie Industry, etc.) and there is a continued growth with International business occurring there too, so I just see a lot of potential for the area in the years to come.  

There are many options and variations.

I think high end might get it closer to the top of range, but these are cookie cutter houses with very little variation.

Slight variations by industry but for the most part the fundamentals and the numbers cross industry lines. 

This is because RE investors seldom take into account the variations in quality of tenant between class C and Below and class B.My point is the Class C and below may seem like it will provide a better cash flow/return but one bad tenant can be a huge impact on that projections.