I've also heard that mortgage company will look at what market rents are and take a view on that, rather than literally multiplying rent x cap rate to arrive at a valuation.

I tried Home Depot, but it is going to take over a month for them to arrive.....is that typical?  

If there's a great cap-rate on loopnet is probably arrived at through projected pro-formas rather than by using actuals.  

We have an auto responder that sends out:\Confirmation of instant booking email with dates and promise of additional info closer to check-inConfirmation or booking request with a promise to review it and get back to themPre check-in instructions (3 days before arrival)Follow up the afternoon of first day of stay to ask if every is going well with their stayReminder of check out time and procedures 24 hours before departureThanks for your stay and reminder to leave review 2 days after stay is complete.These emails take care of 95% of guest communication.

It was less than a week from their arrival and the subsequent laughter from co-workers at the fact that I had the audacity to call myself a real estate investor that these cards paid dividends on the $15 Vistaprint investment.

what are your assumptions to have arrived at a 10% cap rate?  

Short answer - yes.Long answer - if you had read the article, it accounts for the untested cases using some really solid methods and arrives at 2%.

Outcome has not arrived yet.NEED GREAT AGENT THAT UNDERSTANDS VALUE OF ACTUAL AND POTENTIAL WORTH and can find the right investor for this opportunity Lessons learned?

Roy and I work together and we would be happy to help you when you arrive.  

You can also look at the income approach and adjust vacancy rates a bit higher to assume fewer tenants, that will reduce estimated income and value.Blending these aspects to arrive at a reasonable adjustment is an art, depends on the location and expectations of the market.