There are a couple similar properties around the area but the rates seem to be wildly varying.

You might already know this, but the landlord/tenant laws in MA are wildly biased in favor of tenants. 

Cap rates vary wildly from area to area and sellers often throw them around with little regard for accuracy.

I’ve run into similar, and while there are state and utility laws that would control this if it were gas or electric, it’s pretty much the Wild West when it comes to water.

I am doing my first deal outside of this arena and I am getting wildly different quotes/ranges from contractors on the remodel costs.

Although I am not a commercial loan broker I understand on a high level the debt side because I need to know before I spend anytime with a client as the buyers broker if they are on a wild goose chase or not.

A genteleman I know had 6 high end cabins that were lost in wild fires a few years back.

History shows that the median home prices will usually slow down in appreciation (like what is happening in SF and the Bay Area after years of wild appreciation) then flatten during an economic downturn rather than drop precipitously such as what occurred a decade ago.

Another wild misconception is...the reason people fail who've worked with a mentor is they quit, or didn't have the work ethic, or they did't "take action." 

I think once Doug hangs his licence, the office manager/owner will have a conversation about the risks and rewards in the wild, wacky, wonderful RE business.