Retail cap rates are dramatically higher because loans cost more (on top of other factors).  

It could also be that you are not analyzing the properties correctly and adding too many factors into the monthly expenses. 

All of these may influence/affect how the property is assessed.

What are the important factors?

Refi and rent will allow you access to some capital (and only makes sense if you can reinvest it) while also getting some monthly cash flow.Other factors: do you think the property will continue to appreciate, and at what rate?  

I was thinking to change numbers for maintenance at the very least because this tends to fluctuate depending on varying factors.

Is there anyone else in your sphere of influence who is like minded and wants more out of life whom you can partner up with?

I need someone with a strong background, influence and knowledgeable about cell tower contracts. 

Also look at easements (especially on the vacant land) and factor in parking driveways, will the city let you curb cut for additional access if needed or are you stick with what you have.Also look at the number of parking spaces needed for new builds vs what you have (will a new build trigger anything there), and consider if enough electrical is available at the site for new buildings.Is there a Town Approval Board or some other such PITA process you must go through to get building/remodeling permits, and how much control do they have over your actions (plus how long do they take to approve, and is it "The Old Boy Network" to get approved (???).

There are a lot of factors on the rent analysis for it to be accurate  (does it have a pool, is the pool updated, does it have a spa, kitchen/bathrooms updated, proximity to nightlife/activities, what is the back yard space like?).