Apples and Oranges.2.

Many of the wealthiest --- including and especially Warren Buffett, Apple --- are still sitting on billions in cash. 

Seems like a bad apple that needs eviction, but DC has very tenant friendly laws, a moratorium on evictions and the HOA and neighbors are getting very upset with me and want me to get the tenant to act more appropriately or to leave. 

If you'r true net operating income is around 29K then you're close to that 5% and would need to look further at your IRR to make an apples to apples comparison with any other type of investment. 

So, my rate includes a hell of a lot of things with it, not to mention results, and not comparable what so ever to a person who is going to do some listings, try using some documents and so on, it's just not an apples to apples comparison.

The most difficult task related to placing a CAP rate on a property is you need the TRUE CAP RATE so you can compare apples to apples. 

I assume you created a scope of work that each contractor bid on, so it was an apples to apples bid?

Just make sure to comapre apples to apples. 

There's bad apples in every niche of real estate. 

Odds are you will have a couple bad apples but learn from your mistakes and strengthen your standards.