On top of 80/20 agent split and a $16,000 company cap, you get to keep 100% of your commissions on 3 personal transactions every year.

I don't know the legalities of putting a cap on the usage in the lease, but I wouldn't do it either way personally.

We're looking for around a 10 CAP and ideally would want to find a facility close to us within a 10 hour drive of the Tampa area.

I know you have to take the property as a whole and all look at all numbers, including location, NOI, Cap rates, future value speculation, Gross rent multiplier, etc, but is there 1 main item that you're looking for that helps you decide on whether to pull the trigger and purchase?

With Fannie Mae lending on MF on loans over $1,000,000 at rates around 3.5%, there is no reason to sell a good asset for a cap rate higher then 8 to 9%. 

A deal for them is something that fits into their buy box.If you're selling to buy-and-hold, they will have a Cash on Cash goal, or a Cap Rate goal, or some metric that makes them have a buy box.   

Installment sale to spread gain to take advantage of 0% cap gain rate.

ACHs aren’t free, but they are capped at $5 per transaction.  

It had finally built a pyramid of poop that was 14' x 14' x 3' high and had capped itself off with that final flush.

Also if you want to eliminate Cap/ex you may go into a $20/$30k house put $10/$20k in rehab and that takes out the Cap/ex.