I've seen posts here which explain CR as an apples to apples comparison for a market...if the driving forces (demand etc) are consistent, is the CR variability simply how the sellers are pricing the property?

I know we normally advise to go to a few to pick off the bad apples but are there any groups that are notorious for being bad or known for being great?

It's why companies like Apple will have billions of dollars of debt and billions of dollars of cash on their balance sheet at the same time.

See example below -Payer: John SmithAddress: 123 Apple Street, City, StateBank Statement: 'Smith' 'STYZHSDFIHJSJI'I would prefer the Bank Statement to read: '123 Smith'If there isn't an easy way to do it, has anyone "Cheesed" the system and Changed the Payer's Last name so it appears as below -First Name: JohnLast Name: 910 SmithTherefore the Bank Statement would Read '910 Smith' 'Random Character String'Will that work?

If Apple has a bad year, maybe Coca Cola has a good year.

“My first vision for Apple”– Steve Jobs reflecting upon the clean lines and open esthetics of the Eichler home in which he grew up.Joe Eichler designed many modern residences throughout Silicon Valley.

@Mark GallagherMaybe we are talking apples and oranges.New construction.2200 sq ft house is actually about 3100 ft under roof edge.It is about a $9000 job. -$2,90/foot under roof,  - $1.00/ft of wall area. $4.00/ft of HVAC space.  

I blame the Apple Corporation.  

It is the seller's call whether to accept or reject, not the listing agent.There are quite a few bad apples in any profession, including realtors.

The purpose of a CAP rate is to help you compare investments opportunities on a apples-to-apples basis.