One way to check is to look for a sewer "Clean Out" cap. 

Bonus features like off street parking or a garage should increase your ask.

Syndicates are paying at 3% cap for properties, they are paying interest on the property at 4ish % including buying caps etc.For cash flows- if your debt is at 4.5% and your cap is at 3%, youre negatively leveraged.

Can anyone help me on what the standard cap rates an apprasier would use for that area?

Commercial is valued based on Noi, market cap rate.

Cap rates are going in the 6-7 range .

Cap rates are going in the 6-7 range .

I've tried various things: shorter inspection time period (typically it's 10 days here, and if you do a 3 or 5 day inspection time you can be attractive b/c the seller can get it back on market quicker if you find something you don't like during inspection period); non-refundable earnest money (maybe $1000 of money that you will not get back for any reason on your side - not if the seller breaches-- should the offer not go to completion - this shows you are an extremely interested buyer, but you could lose the money, so use cautiously and with the advice of your agent who knows how to correctly write that into the contract); put a limit on the repair request no required by lender - cap it at $0/as-is, or $500; a higher earnest money - like $5000, shows you are serious.

I’ve dug and found the county appraisers income valuation reportInfo includes:Sqft Rent collected per unitUnit typeBuilding age/type/classGross Scheduled IncomeVacancy/credit lossEstimated expenses Cap rate they usedIncome value(PV)The most important question I feel is whether this information is accurate way to gauge the property before I approach the seller.

They are valued based on comps and not NOI / Cap Rate, so you lose the ability to drive appreciation, and if you cannot find good comps, they can be hard to refinance or sell.