The cap rate is one tool among many and this one is really only able to give an apples-to-apples comparison about the sale price across multiple commercial properties.

That is the power of the 1031 - Your deferred tax works for you - not the government.

Roth IRA's are one investment tool but they are not that aggressive, real estate is a lot more aggressive but it also comes with more risk than a Roth.

I tell people to start by picking a strategy (OOS long term, OOS short term rental, fix and flip, etc) THEN pick a market and submarket THEN look for good tools/people, doing it any other order tends to be an exercise in futility. 

Stop being a tool used by those with nefarious reasons.

We've got an LLC set up and identified our PMS and the tools we're going to be using.  

Mitigation Strategies:Consider qualifying as a Real Estate ProfessionalGenerate passive income through strategic investmentsPlan property dispositions to release suspended lossesMake appropriate grouping electionsStructure leases to demonstrate active participationThe Bottom Line:Cost segregation studies remain a valuable tax planning tool.

You can use this tool to estimate future property taxes: https://treas-secure.state.mi.us/ptestimator/ptestimator.asp

And don’t forget the power of virtual tours this can help make it easy for out-of-town buyers to get a feel for the property without having to travel.The bottom line is, you want to sell the dream of owning that property—not just the reality of the house.

These platforms often come at a cost, but they give you a lot more detail than the free tools available online.As for MLS access, if you’re not a realtor, one option is to network with local agents and ask if they’d be willing to run comps for you.