Even if you got for instance a little lower initial rent to start but had one or two national tenants brands to sign long term 10 year or more leases for the space then it can be much more valuable for cap rate on resale.Your small purchase price the resale might still be okay as you might have a cash buyer but still better to have long term security on leases when selling later on. 

For instance, there are quite a few listings (with prices) on sources such as LoopNet or the broker's own website which are publicly accessible.

For instance, in FL there is no cap on value.

For instance, I want to do some deals this year, and I have capital.  

There will be some offset but I do not think it will be for instance debt rising 25 basis points and cap rates rising 50 basis points so you are 25 positive etc. 

For instance, before they would take $500+ from every check in taxes but after going exempt, they only take out around $200.

For instance, In Florida, we can’t turn off utilities on a tenant once they have moved in.

Exiting tenants would be charged for refrigerator cleaning in this instance. 

I would love to go turn key for my first real deal just to get my feet wet for instance homes on roofstock.com, I just dont know how to get my money back to pay back the heloc other than waiting a few years for the rent money to catch up.

If I found a nicer 4-plex that was in the $350-$400k range for instance, I would not want to let go of $70k for instance as I personally believe that would put me too thin on the property.