Prices will vary widely and you need to know why that is.

I assume it varies.

New construction varies greatly form area to area so make sure you talk to at least the local GC's that do that type of work. 

@Alejandro Hayden Management fee's will vary by company but are commonly 10% monthly with a 1 month tenant placement fee.

It varies by the deal size and what state they want to buy in.

It's important to note that tax and financial strategy vary from individual to individual. 

I have read vaguely online prices vary from $90-$100 per square foot but have not found any facts to back that up yet.

When purchasing you must honor the lease, it may vary state to state. 

Since they have multiple branches and do a high volume of business (according to them), I'm sure the customer experience varies, however the $5k non-refundable down payment alone is a deal breaker for me.

Total deal IRR 25%, 70/30 split, 8% pref is a decent starting point for the recipe to the secret sauce that you are asking for but, as everyone knows, it will vary widely from there (particularly in other asset classes and strategies).