That said you could easily work out the cap rate of the purchase by taking the net income you receive from the farming operation and dividing that by the purchase price. 

Again if someone is happy with 10, 20 30% net caps on their rentals vs 20 30% profit on a flip then who is right ? 

They are buying at a 5 % cap rate with a fixed 5.7% loan amortized at 30yrs and first 2 yrs interest only, and they believe that they will sell at a 5% cap rate as well 5 long years from now.

Replace a 5% cap rate with a 20x EBITDA and you have the EXACT SAME THING.

I have been investing in residential real estate since 2012 first in California and then in Florida.My cash flow has been slowly and regularly increasing during the years thanks to the cap on property tax increase in these 2 States (IE proposition 13 in CA and 10% cap on investment properties in FL).Recently I started to analyze deals in Texas and Indiana for my next rental property.Reading some posts on this platform and talking to some investors, I quickly realized that, during the years, all the rent increases will be eaten up by the regular property tax reassessments.I think many investors often underestimate this issue.Am I missing anything?

The main health issue is typically direct contact with the PCBs so it may be feasible to cap or isolate the contaminated areas and reduce exposure to occupants.

Im looking to buy within the next 3-6 months and its making  more sense to buy a single family home due to high cap x with multi-family properties.

We analyze the entire market in Northern Nevada simultaneously and rank properties by cap rate. 

When any little hiccup comes along that most of us did not financially prepare for we Demand the GuvMint do something, like my stock portfolio dropped 25% today in 10/87, so drop interest rate to Zero, thanks Maestro Greenspan, or again in 3/2000 when Yahoo.com didn't somehow grow into its projected 30 trillion dollar market cap based on its PE of 700, drop rates to Zero and keep 'em there for 22 years except for brief interludes of sanity (inflation got above 2%), or in 2008 when no one with a pension fund in America took any damn responsibility/oversight and gave their retirement funds to crooks to buy whatever ratings agency rubber stamped dogshit inverse synthetic CDO they could get a commission on, then were shocked, laying on their fainting couch clutching their pearls when the financial system reliably imploded, so drop rates to Zero again and start Monetizing/printing the debt, and now with the most predicted pandemic in history, Americans hadn't saved a damn cent so we cried to the GuvMint, send us 7 Trillion dollars now, I need a new Lambo!

If someone wanted to actually bring down fee's for listing/selling, how about hit Google with some PPC price cap, marketing is one of our top expenses.