What would be a good Cap rate on facilities in these parts if that can be determined without closely examining the numbers which we've yet to secure from the seller?

Sounds like time is a real factor.Consider refinancing your existing properties, leverage them to acquire more, you really need to examine this closely, finance terms, your cash flow and how you use your money.I suggest you not partner, generally such deals can take more time, dealing with partners and tenants and your return is split, it can be valuable for younger beginners who can contribute more time and effort with limited funds.You may also consider seller financed deals, you can pledge the equity of one property (as a second) to leverage the next deal, you give some cash and a note to your seller. 

Examine your Cash on Cash, based on your financing and cost projections with your pro forma income, keeping all things as equal as you can between each property analysis selecting the best opportunity is a much better approach.

there are deals in every market. not every area has a market though. market is defined as where houses are being bought/sold.the best DEALS are harder to find. maybe you have to examine 100-200 units to find the one gem.

@Amy Verges I will definitely reach out and continue to examine the Baton Rouge area in more detail.

180 hours + exam in Texas?

If the book has started you down a path of examining your finances and exploring investing that is great.

I would like it removed and a soil examination.

J Scott discusses examining the service coming into the house, as well as the ability of the breaker box to handle that service. 

Historically the "incremental increase in value" - IRS speak for appreciation has been a valid defense but in recent years appreciation motive alone has not been looked at as favorably by itself when they are examining vacation properties.