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Buyers get the upgrades and features in a home that an area's appraisers feel they are entitled to. 

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As a backup, I've also used the "sold" feature on zillow before, but sometimes those sold properties can go back 2-3 years and are not as relevant.

Re: CapEx and Maintenance, are you suggesting that instead of allocating 5% for Cap Ex, 5% for Maintenance, and 5% for Repairs that I just budget for Cap Ex and Maintenance (each at 5%)? 

I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

Keep in mind, a HELOC is typically capped at 85% of the property's value.

However, using the following numbers:Purchase price: 283K / Monthly rental: 2600 / Vacancy rate: 5% / CapEX and Maintenance: 5% each / Property Taxes: 3000 / Insurance: 1000 / Property management: 8% / Finances: 3% closing costs, 20% downpayment, 5.23% interest rate, 30-year amortized / Appreciation: 4% ....I come up with 7.12% cap rate and a COC return of  8.03% .

Found this on investopedia:Depreciation recaptures on gains specific to real estate property are capped at a maximum of 25% for 2019.For example, consider a rental property that was purchased for $275,000 and has an annual depreciation of $10,000 ($275,000 / 27.5 years allowed by IRS for rental property).

.$1M cap at local banks is what i typically saw when i was doing those local commercial loans in colorado springs.