Also, in our experience, 95+% of agents have no clue how to calculate ROI, Cash-on-Cash, Cap Rate, etc., so what are they really going to help an investor with?

Is buying at a 5% cap rate today conservative, or is it an 8% cap rate?  

Yes, it is a commercial property and it normally is valued off cap rates,  but by checking sale comps, you have an idea of roughly what properties are trading at, and you can work backward. 

https://www.biggerpockets.com/analysis/rentals/b4636fbb-f12f...View report
*This link comes directly from our calculators, based on information input by the member who posted.

LTV caps will range from 70-85%, although terms will probably be horrible at 85%. 

Last thing - APR cap in NY was 65% last I checked.

I understand the capital region, the Adirondack region, and Western New York (Rochester and Buffalo) have their strengths and weaknesses, but I'm going to focus on this central part of the state.Binghamton is my favorite investment market for a few reasons, but it's not for everyone.STRENGTHS-  low prices-  blue collar overall, meaning lots of resources for contractors-  growing university, consistently growing rents-  I expect to see an actual 10% cap rate here, higher if the property needs work-  compared to downstate, permitting, evictions, etc. are simple and quick-  no code compliance inspections required on existing multifamiliesWEAKNESSES-  no. natural. appreciation.

It sounds like you won't have any trouble qualifying..In Oregon there are some tenant laws that can restrict active CAP rates, but those with current market rents (or that can attain them near term) can approach double digit return rates.

You will just be capped at the price you paid for the property as your loan amount (which is not typically an issue unless you are buying well below market value.) so, if you can truly get a better deal on the property by paying cash it can make perfect sense.

Whatever you use, make sure it's state-specific.6) Putting a cap on utilities is smart, especially when you're starting out and have no idea what they're going to cost you.