So what cap rate do buyers seek ? 

Assume about a 6% cap rate for the market.

Cap rates range from 5-15% depending on your level of risk.

Unfortunately, the limited population cap in the target town and surrounding towns and the traffic pattern analysis indicate that the barbers and cosmetologists would not have enough customer throughput in the first 24-36 months to reach reasonable compensation incentives to commute and work there.

This would indicate likely cash flow, but still run a more accurate pro forma using an established calculator (BP has some that are OK, but make sure you allocate enough for maintenance/cap ex).Get an inspection. 

If they want cash out, capped at 85% of value total.

@Greg Soon my lender did a delayed finance, where they covered up to 100% of purchase price, capped at 75% of appraisal. 

Then I often sell a property off as large cap expenses start looming.

There is still is stuff like clogged toilets, random leaks, etc. that happen even outside of long term cap/ex items.

Minimal other cap expenditures, as it was a new A class property when purchased.