If anything, I see asset prices continuing to rise. 

The numbers make sense but googling that area, the crime rate seem high. however, its high for that entire area near temple university.

Research areas with high rental demand and stable occupancy rates.

You can get great cash-flow (In the right locations), use conventional loans (lower rates), have less to manage, and get in for a lower price.

For rates you can look at the off campus housing site for the university and get an idea.

The disadvantage is the rates will may be higher than a Freddie/Fannie-backed loan that you get in your name. 

But after going to the bank that I normally deal with, they said rates for investment property will be around 9%.

Starbucks has the ability to select upcoming neighborhoods for their stores to be built due to the fact they have a team specifically for this reason by using demographic and property data , buying up these locations before home prices increase in value with the average home within a quarter mile of a Starbucks rises in property value by 96% don't quote me on this, I heard all of this from a YouTube video so I was wondering if any fellow real estate investors have any evidence that this theory is true so we all could piggy back off this by looking into future Starbucks stores being built?

Maybe you have this buried into maintenance.Your cap rate is not correct.  

Fees are built into a lease to make that reminder memorable.Refrigerators feel like a modern necessity but they do not rise to the level of habitability concerns (i.e. life, safety, health).