Other than cap rate and cash flow, what other metrics/calculations do investors use to determine whether or not a property would make a good rental?

Single family homes regardless of market  are very inefficient to operate to begin with but the lower price point homes are disproportionately impacted by ordinary upkeep maintenance, repairs and cap ex because they struggle to absorb these costs (some of which are fixed or close to fixed regardless of whether this is  $100,000 house or $300,000 house). 

Double triple quadruple and more, on TOP of the 30% net caps from 7 8 years ago.

And those 2 years do not need to be the most recent years, nor do they need to be chronological ie you can live in the property year 1 and year 5 and have it rented years 2-4 and still avoid cap gains, or you can hold the property another 10 years then move in for years 9 and 10 and still be okay to sell it.

The values have gone up and our cap rate is now less than a hands on property would be (we have several, that's all we do).

- What kind of cap rate do you target for a SFH LTR?

It was an 8.11% cap rate with current rents with upside to raise rents by 20% with renovations done to the property.

Before you make any other moves, do all the repairs and cap ex on this property while you have the equity so when you get something else this one is cap ex free barring something crazy.

May sell another 11 units that's around a 10 cap rate because I'm retiring. 

If you are paying more than 7% on your loan you are losing money on a 7% cap rate transaction.I think you should look at this a little different.1.