Brown bag your lunch and brew your own coffee.  

I think cardboard is better looking than trash bags which are fairly common in the city instead of curtains or blinds

Howdy @Phil OstrowskiSorry, I realize I am jumping in here a little late.With this type of mixed bag portfolio, with properties in multiple locations (markets), I would not get to concerned with using Cap Rate to evaluate the overall deal. 

This deal is much too tight, you will be the bag man for the bank at these numbers.

@Dave MorrowLet's backup a little from asking whether your math is correct and look at the tool (or in this case metric) you have selected.If you have a 3" Robertson screw, you are not going to reach into your tool bag for a Phillips screwdriver or a hammer.  

Just finished reading "Real Estate~Uncut, Direct, Authentic"~A Practical Guide To Buy, Rent, Manage, and Sell Investment Property by @Paul Camuto.

It shows more authenticity.

They understand their job is often difficult being the punching bag for both sides of a management transaction that can last for years.

If they roll up to the showing in a car filled to the roof with old McDonald's bags, have mustard stains all over their shirts, and reek of smoke, I would find a way to not accept their application.  

Plus we also validated that we have the most unique and authentic process for acquiring these deals.