(10-20yr) I don't want to be unreasonable on the valuation but in our small market (100,000 people) it would seem like a high cap rate makes sense. 

That would be considered unreasonable by the court.It is not right for him to break the lease and it sucks.

I think so but want to make sure I am not being unreasonable.

It's not an unreasonable request.

Here's a sample of fine print:“Borrower shall occupy, establish, and use the Property as Borrower’s principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower’s principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower’s control.”Different lenders have different "fine print" statements that may be more grey and confusing.

Any advance or deposit of money furnished by a tenant or lessee to a landlord or lessor to secure the performance of any part of a written or oral lease or rental agreement shall be returned to the tenant or lessee of residential or dwelling premises within one month after the lease shall terminate, except that the landlord or lessor may retain all or any portion of the advance or deposit which is reasonably necessary to remedy a default of the tenant or to remedy unreasonable wear to the premises.  

I would agree that the fine is unreasonable.

Blinds in a home by itself do not appear to be an unreasonable request and actually, you want to consider adding just as an extra amenity. 

Either the seller had an unreasonably high price and are still sitting or I find out they've already got offers on them within the first day and I was too late.

I feel as though this is unreasonable considering my civilian job is a government job for one, and two the loan agency should know that I have a job upon my return as the law states that I cant be let go due to a deployment.