All that does it move the effect of the CapEx from the NOI number to the Cash-Flow, Cash On Cash and Internal Rate of Return numbers.

What would you pay for a high quality one and what would you expect in return?

If it falls short you might have to put in expensive  upgrades for them.With national tenants you have to analyze what you are getting versus what you are giving up in return to see if it is worth it or not.

The times I've won they've given me a couple days to sign and return docs along with the deposit/em. 

Based on the numbers you've given, and not knowing what's an average return for your particular area, I'd say it looks like a solid deal as long as...1.

@Matthew RiveraYour current accountant in NYC should be able to handle your PA return as well.

A good company in a strong market should be able to offer inventory with safe and consistent returns.

If it is a buy and hold rental, then I'd include Gross rents, total expenses, debt (if you plan to have a mortgage), ROI, and Cash on Cash return as both $ and %. 

How do I set up terms with the individual to get him a good return and still make a good return myself?    

The returns have been good.