If we were to build, we would be self performing everything, no subs, all in-house employees (frankly, it's not that hard), financials might be a problem, it is not as strong to build a 1-2M project - gross receipts around 300-400k this year if I were to guess and 290k from march 2014-aug 2014 (our 2014 fiscal year), license and insurance is fine, experience??

The next issue is that some third party, center of influence, reports the matter to authorities, say a Realtor who came to list the property blows the horn, that does happen.

I am a self starter and I would attack my sphere of influence and build clients before I even start under a brokerage.

Without Chapter One or the Introduction of social influences you can't really advance into any of these other areas. 

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. 

Both are fiscally irresponsible, but I'm happy to collect the extra $50 each month if that's the way they want to roll...

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.