I love the business model but remembered that I decided to invest in real estate so I could have at least some control or influence over the returns. 

I've been a software developer for 17 years specializing in Microsoft technologies and have my BS degree in Information Systems.  15 years ago I started learning about RE investing from a co worker that was embarking on this journey, and I read books like Rich Dad Poor Dad, Cashflow Quandrant, Total Money Makeover, How to Win Friends and Influence People, and other various "motivational/self-help books".  

Huge fan of investing near mass transit, especially rail stations as they are influenced by traffic. 

Prices will reflect that, but buying dirt cheap means selling dirt cheap in a small town that isn't "related" to a larger market.Study real estate basics, location, market influences, inventory turn over, economic factors that effect value.

If you  believe there is a range I'd love to hear your thoughts on what dictates or influences Cap Rates the most right now.  

Risk influences rates as well as lender's target returns. 

The difference isn't gender related, but rather it's confidence influenced.

People are individuals, and as such are influenced by many things. 

I'm passionate about helping people achieve financial freedom and believe that building wealth is a great way to achieve freedom and control from outside influences on your life and ambitions. 

I suspect that he might have been under the influence of something as I noticed some evidence of such , but not 100% sure.