I actually have a wholesale oppurtunity on a multi-family Four-plex that I just promoted on the "Real Estate Classified" section of the Bigger Pockets website!

I regularly get sent underwriting on value adds in excess of 20%.I do not do work intensive value adds to flip so my acquisitions have slowed significantlygood luck

Talk to your insurance carrier to make sure you have the right policy (may need to switch from regular homeowners to landlord policy) and look into an umbrella insurance policy.

Not to mention how these properties don't appreciate the same as a regular home. what are your thoughts? 

That’s half the cost of Prime’s reduced rate.2nd, like everyone is saying, the cost of setting up and LLC is less than $100… closer to $50… if you just do it yourself through the state (not complicated).3rd, if you want someone to help you draft your operating agreement, hire a local real estate attorney and it will be significantly cheaper than $1660… probably cheaper than $550.4th, if you want someone to do your taxes and help you get your max deductions - talk to a CPA who specializes in real estate and they can review your operating agreement to see if you’re setting yourself up properly, and they can do your regular taxes… and be cheaper than Prime. 5th, a separate CPA can work with you regularly to review your investments and strategies to determine good tax strategies as you look to execute any deals. 6th - don’t lock yourself into a crazy subscription model before you start making money!!!

Most of the buyers are just regular folks looking for a home, so they are not at all thinking about cap rates. 

If you do not regularly file for evictions, you'd best retain an attorney. 

If it's beyond the regular duties, then yeah, a fee for his time is valid.

I also will have a big promotion at work coming up that I will need to prepare for. 

This forum is super helpful too so I try to regularly review what’s going on and be as helpful as possible.