Most have a tenant rep broker they use and connect you up with them.Cap rate is usually tied to location ( urban,suburban,rural), location and quality of the tenants ( national, regional, mom and pop), and terms of the lease ( primary lease term in years, level of lease guarantee, rental increases, any termination rights, disclosure of sales, restrictive use rights, co-tenant anchor clauses,etc.).You need a void analysis from a landlord rep leasing broker.

An appraisal has an effective date, usually the date of inspection, and it is valid for that effective date only.

Not sure how often that happens though.The AQI will usually be worse in the cold months and windy days from my experience.

Vacancies can be one of your biggest expenses so you need to be compensated for incurring more than usual.

Harry, as usual, cracked me up with the "stupid agent" part. 

In the past few weeks I charge more then the usual maximum 30% of the Credit card limit.

You haven't mentioned, for example: utilities, property tax, and the usually present monthly mortgage payments."

This will help avoid many gray areas If they ask if there are offers I usually say:No but we have x amount of showings in the next 48 hours.

Usually the contractor will communicate with the home owner and explain all these changes and get approval FIRST before it actually gets done.

I don't know how it works in your state, but that is usually where you find the addresses.