I will echo some of the sentiments here about the SE, but I would stick to some of the secondary and tertiary markets.  

I prefer seed, as the natural grass has such a lovely smell when cut, but after talking to some friends, I realize that that sentiment is certainly not universally shared!

I echo the sentiments of the previous posts.  

I agree with the sentiments below, if your numbers are where you need them, and are happy, hang in there, don’t adjust up, (negotiating against yourself) and call their bluff.

I told him listen, you have your responsibilities as a tenant and I have mine as a landlord and he seemed to appreciate that sentiment. 

Raised by a family of entreprenuers and one myself I appreciate your sentiment.

Thanks for the tip @Caleb Heimsoth...after running numbers on the first few opportunities that we have come across, I can understand that sentiment. 

Moreover, to support many people's sentiments already, Zillow has also recently dealt with lawsuits for this very issue: Zillow faces lawsuit over 'Zestimate' tool. 

If there is a local economic shock, or if interest rates ever increase, or if the general US economy and investor sentiment declines, then the cap rates will go back up and the value of their properties will drop quite a bit.So, the moral of the story is to investigate these interesting outer edge markets, but make sure you know what you are doing and get a proportionately higher risk-adjusted return.  

My sentiments exactly. :-)Kudos,Mary