So your results will be a degree lower than local investors. 

As you know, marketing and price are both very important, and vacancy will significantly impact your income, so you are almost always better off charging a lower price and getting it filled with a good tenant.  

I tried calculating value based on NOI and cap rate (see below) but I'm new to this and the value seems to come out lower than I would expect.

I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

Account Closed if you do a seller finance you could get a lower interest rate from HO then you can get at the bank.

(due to the mortgage being in the market being a lot lower than what I pay.)

Rentals also build equity through tenant payments and appreciation, with profits taxed at lower long-term capital gains rates when sold.

I price higher in other months so the lower occupancy doesn't hurt.Would love success stories on how to really attract.  

That will get you looking at cash flow and end up in a lower rated area than you think.

If rates drop, more buyers will come to the market and you can refinance to lower your monthly payment.