Most small-time landlords have personal relationships with their tenants, or have reasonable property managers.

For an investor, having a project manager/contractor who (1) understands their business goals, (2) can do great, on time, and inexpensive work, (3) can communicate with the city for permits, (4) have a network of reputable roofers, HVAC, electricians, plumbers ... this is an invaluable relationship for an investor, particularly those investing in properties that will need reno work done (flips, or BRRRR deals, etc.). 

The third unit is on their own.Depending on the relationship you want to have and the set up, it may be worth looking into splitting the cost of wifi & garbage but be prepared for some inconveniences (too many users on wifi, too much garbage in the can one week, who brings the garbage to curbside, etc.)

I suspect this is a very tough thing to get without great relationships with your banker..

It's maddening.I have gone to my local bank who I have a long term relationship with and told them that I was not willing to pay for appraisals anymore. 

That should get the agents scrambling to salvage the deal/relationship, either through offering incentives to close or at least extensions on your loan contingency. 

I personally use placer title & that’s Bc I started using them back when I bought my first house & just stayed with them & have since developed a working relationship with my title rep there over the years. 

The relationship between the two is essentially that CoC takes into account the annual financing costs (annual investment), while cap rates don't.I'd definitely recommend familiarizing yourself with the BP calculators which will show you how to use and understand both these factors in your initial analysis. 

Some tenants are going to have employment, reserves and prefer to have a good relationship with their landlord and a peaceful continued occupancy of their unit. 

So stay patient and develop and keep your lender relationships warm.We bought a 2/1 rental house off of 22nd and Pacific right by Malara's about a month ago off of the MLS.