A few newbie questions

[Ken Morris]

1)How do you get accurate financial numbers on a potential property?

2)Who do you get the accurate financial numbers from?

3)What is the point of a pro-forma if the numbers are altered and made to look good? Why not just skip the pro-forma and get the accurate numbers and other needed information?

4)How do you know how much you should put away for reserves?

5)What is a good baseline cash on cash return to expect from potential properties? or is this dependent upon your area like vacancy rates and cap rates?