Are capitalization rates subjective assessments or pure math (NOI/sale price)?

Is this type of deal, or like a subject to, common from wholesalers?   

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Also, instead of a full lawsuit to force her to sell, can I simply place a lien on her house to simply recover for my costs with the appraisal & attorney feesThxIf the cost of removal of violations required to be removed by the Seller pursuant to the printed provisions of this Contract of Sale shall be in excess of five hundred ($500􀀉 00) doll􀀄􀀅s, the Seller is hereby granted the option to withdraw from this Contract of Sale, in which event the Seller shall refund to the Purchaser the monies paid on execution hereof, together with the net cost of exa􀀊ination of title and any survey actually incurred by the Purchaser, not exceeding rates usually charged by any major title company where no policy is issued and where title shall fail to close; whereupon this Contract of Sale shall become null and void without any further liability on either par􀀁y to the other unless the Purchaser shall agree to take title subject to said violations and assume the performance thereof and receive an abatement in reduction of the purchase price in the sum of five hundred ($500􀀂00) dollars􀀂 The options herein granted shall be exercised by notice in 􀀋riting by certified mail, return receipt requested􀀃

I'm most interested in learning how to do "Subject to" deals with little or no money and without using credit.

Here in CT good places to check for rental comps are:Craigslist (be sure the active comps are in the subject property's areaZillow (check the active places for rent and use the map to see how close it is to the subject property)

As @Zach Mitchell mentioned above you certainly could get an actual appraisal performed on the property  however unless you have it under contract just review the comparables that resemble subject project and have sold in the last 6 months. 

I think 5 is a bit much, but I have done all cash and a subject to financing offer before.  

Whatever you do, I would suggest running it by your attorney as I am NOT an attorney and this is simply my opinion on the subject.

@Stephanie DobbsIn Maryland you can look at buying on owner financing which could be subject to existing financing or wraparound mortgage