The number you have is the top-end of what you could pay for the property and still have a profitable rental in the end.If this second number is greater than what you arrived at as the value of the current business, then the delta is your negotiating space.  

You just kind of get drawn to it or somehow arrive there as a result of everything that can before.

I would assume anyone capable to write checks to pay your rent, who was able to drive a car to arrive at your property and has the normal functions required to navigate through life on a daily basis has the faculties to understand if the toilet seat is up it also can go down once they are living there and/or has the ability to raise a closed lid to peer into the bowl and examine it all they want if that's one of the major rental decisions or not.

I introduced myself to the organizer when I first arrived and to others as well.

Now as we arrive at the end of the foreclosure and short sale boom throughout the country and the market is showing clear signs of recovery, the subject is back on the agenda with increasing frequency. 

I would suggest that you simply wait until they arrive and then show the apartment and make arrangements for the transfer of funds once you fully screen the applicant and everyone has signed a lease.One thing you can do is work with the local university that may refer students to you once they arrive especially if they have an international students office.

With a Cap rate of about 6.5% for the market I arrive at a purchase price of no more than 285000.

It feels like they've arrive, sort of thing. 

To arrive at an offer price it would be nice to have pictures of the interior, or better yet an honest and reputable contractor's bid. 

Strategy for arriving there?