Advice: Real Estate Investment Banking

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I recently found this site and have made a few posts already. Often times the network of realtors I personally do business with find properties meeting my criteria. Generally that criteria consists of cap rate not below 10.00% but occasionally I see properties 8-9 % and even 18-20%. I do not always buy these great properties I see for one reason or another, maybe I'm too busy, maybe funds are not sufficient, maybe the day was a little cloudy, for whatever reason its not because of the properties lack of value. I am interested in consulting companies with acquisition, merger, and initial public offering in the real estate industry primarily, but, I can also consult in the area of property acquisition.
Kindest regards,

Phillip William Smith
Investment Banker