As such an appropriate amount of compensation must be deducted from income for the performance of these business services if we are to arrive at an accurate reading of the investment’s return.Currently, owners of income producing real estate are holding out for high prices (low return to buyers) in this market environment.

I'm not interested in immediate cash flow specifically but rather the overall investment yield over 15yrs including net cash & appreciation.Any recommendations on how to generate an accurate comparison?

Is this accurate?

I suspect your 5% estimate for rent increase is pretty accurate.  

The main thing to realize is that this is a very rough estimate; based on your market (property taxes, utilities, etc), you can change from 50% up or down so that your estimate is closer to your actual expenses.Insurance is based on your own shopping around - I include all insurance as one lump sum in my calculations.So when you're talking about getting an accurate number for your more in-depth studies, you need to make sure you consider the "normal" incomes and expenses.

But it's no good if your goal is to get an accurate NOI for valuation purposes.Then there is the fact that the sale price should --- theoretically --- be based on FMV/ARV minus Upfront CapEx.

What I mean by that is the land and the buildings in their existing condition are worth much more than $300k.The $700k I previously mentioned chalks out to a pretty accurate number in my opinion and $5000 per door in repairs is a decent number unless you have some major exterior issues like roofs, foundations, plumbing, AC, electrical, etc.

For a more accurate number, I strongly recommend finding a real estate pro (real estate agent, appraiser) who can look at the property and do comps for you.

If all your #'s are accurate as to rents, vacncy, appraised value etc.

You need to be a little more accurate on your rents.