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I came up with an offer price based on trying to make it fit within the cap rate percentage that I wanted. 

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My last property had a 11 cap.

Also know that anything marketed as "turnkey" also means low CAP rate, and may or may not really be turnkey.

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What other industry caps your income, but not your expenses he asked? 

I'm looking into a 36 unit MF (2/1) that the listing agent has labeled as a C class property but with a 4.77 Cap Rate.

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It's going to be almost impossible to do in Southern California, since landlords are pretty savvy and want their deals to sell at a low cap.