It's absolutely true that condition and finishes can make dramatic differences in the multiplier.  

I'm inclined to think it's unlikely for the city to adjust the rent so dramatically, although their promise with Section 8 is to provide market rate to landlords.Any insight?

Since the interest rate environment has changed dramatically over the last 6 months I’m torn with what to do.

It's really hard for rental rates to change dramatically if there simply isn't enough inventory.     

One thing I've heard multiple times from friends (one who is a contractor himself) is that material costs for rehab have increased dramatically the past year.

This is a huge topic, @Vincent Billera, and one to which the response has dramatically changed in the last few years.Prior to regulatory changes, unless you knew the right people (colloquially were a 'member of the right country club'), you were shut out of the option to invest in anything but that which you can personally afford.  

Sometimes dramatically so.

When you sell the property, you double the CF, dramatically increase the total PV, all with the same equity.

Instead it's starter home sales that has fallen dramatically while every other category basically held steady.

But like @Ian Ippolito said the landscape in stand alone NNN has changed dramatically