My range is 10-14% int rate, 2-4% points, and $20k - $70k for immediate closing.

That has me thinking places like Miami,(beach)  Houston, (diversity) etc. 

As far as future rentals: I haven't narrowed it down a ton but as @Zeke Liston kindly gave me a heads up on in this thread, Columbus OH is an up-and-coming market that looks to be in the price range I'd be looking for.  

All new grey cabinetry in kitchen and bathrooms, lovely marble look quartz countertops, beautiful back-splash, new stainless steel sink, new dishwasher, range and microwave.

They have an estimated range and then also a dollar amount for that market, sub market, and sometimes the property too.I’m guessing it is a bit of an art, but how much variance is there from reality?

Hoping to buy a couple properties in the 100-200k range for rental properties.

Cap rates are going to vary highly dependent on:Asset class type (A, B, C, or D)LocationRecent updates vs deferred maintenanceThe expense ratio is also difficult to answer with a specific range as the property condition and local vacancy rates will better determine expected returns.  

I have seen some from the range of 25k-40k depending on finishes.

I have clients who would be at 40% or 44% with just their primary home and day-job, but between all the rental income their mortgage calculated DTI, calculated properly by folks that know what they are doing, is down in the 20s, 27% or whatever (24% to 29% is a range I see again and again, for whatever reason, possibly a result of people trying to follow the "1% rule"). 

Now I ended up with 3 new builds out of it that sold in the 600k range each so it still was profitable even with all the drag.