Most RE agents commissions are capped (~6% per deal?) 

I keep hearing how the Midwest and south are the best places right now with still some good cap rates.

For an example of this listen to this podcast link below (fyi - 2 parts - podcast 122 and 123).http://www.kevinbupp.com/10-lessons-to-raising-cap...

For apartments we go off of cap rate, and then also check and make sure our price per door, price per sq ft and rent/ ft is all in line with the comps

Thinking you will improve the NOI and the CAP rate of a park by renting out the homes will lead you into a DEAD END with investors and lenders as we/they heavily discount or outright ignore that source of income when valuing the properties. 

. $1700.00 (Rent)-$1038.00 (PITI)-$170.00 (Vacancy) 10%-$170.00 (Property management) 10%-$170.00 (maintenance) 10%-$85.00 (cap ex) 5%-$20.00 (garbage)$47.00 (cash flow)I wouldn't say these numbers are set in stone at all and could definitely vary and maybe @Doug McLeod could give more feedback on these numbers. 

I think Morgantown is a tough market , low cap rates and competitor rental market.

9 to 10-Cap turnkeys with management factored in are abundant.

There is also Cap Rate, Cash on Cash return, etc.  

@William Murrell i ran the numbers, using cap rates and I think i have a good offer. someone said earlier if you use cap rates on anything with less than 6 units you either don't know what you're doing, or you are an expert. and i'm no expert, is there another way to evaluate an investment property?