The catch is the CAP is generally only as good as its inputs and to be certain you are comparing apples to apples {even then, you will likely have Spartans, Dudleys, and Honeycrisps} the CAP rate for each cash-flow needs to be determined using the same methodology. 

A management company can screen the best tenants and do everything right but in the end the tenant can still turn out to be a rotten apple. 

I was looking at sale comps on the MLS comparing apples to apples, rooms/bedrooms/baths and off street parking.

@Max Newbe You're trying to compare apples & oranges!

Make sure you are comparing apples to apples.

Since SFR/townhomes/condo are apple/orange/banana, it is hard to have a fair average cash flow on these different animals.  

It’s effectively “neutral” which matters if you’re trying to do an apples-to-apples analysis of investment options.

This comes from Apple themselves.

We debated whether or not we should—the interest rate was incredibly low and apples to apples, we could have gotten a greater return if we had continued to make student loan payments and invested in a cash flowing rental.

If it’s on Jasmine, flowering peach or Apple Blossom ( or in the general area ) I would consider that a highly terrible area. stay far away.