This is the best resource to start looking for an agent and your questions here would be great interview questions to determine who might be the best fit for you! 

Determine what it would sell for on a comp-based approach as a 4 unit (they don't sell based on cap rates) and determine what it would sell for as a Cap rate 5 unit.

Hi @Rhea Jeong,The situation you're describing is actually pretty common, especially for first-time investors looking to maximize their purchasing power.You’re correct that some lenders will consider a portion of the rental income when determining how much you can borrow, typically in the 75-80% range especially for FHA loans.

In other words, your price determines the perceived value in the guests mind, no different than a luxury purse fetching $1000 while another brand only $75, even though they are both made out of leather. 

- What systems/software do you recommend to use to determine the markets to invest/buy into?

The problem is there isn't enough information and everyone uses different metrics to determine a "deal."1) What's the condition?

How did you determine market value?

It would be interesting to see the JV Agreement and how they determine when to kick you aside and take over the project.

This and the size of these spots will determine the minimum acreage lot you're looking for. 

Here’s a simplified approach:Calculate Costs: Determine the net gain from selling each property after costs.