The reason 10% sounds to good to be true, is because a cap rate that high is indicative of a high risk asset.

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.I hope this basic guide helps.

From a macro standpoint RE is changing rapidly and indicators point toward a higher probability of declining growth. 

I have concerns when a potential wholesaler indicates they have minimal capital.  

Mine is 15.92% IRR while you indicated Frank gets 16.17% IRR.It's not that far off and I bet the numbers are a little different because Frank maybe adjusting the Closing Costs a little bit down because the Price is lower.

I look at all kinds of indicators, including my own renters.So, my question for you, what are you looking at?  

That might be an early indicator of the rest of the market.  

Follow this person around and take notes on everything you're told and over time you should get, at the very least, an indication of how to estimate repairs and timelines for these repairs.

I found what I think might be a good deal (it's a duplex in TN), but when I asked my agent to contact the other agent with questions, she sent back a seller's disclosure form that indicates there's a sinkhole on the property. 

Tax assessments are not a reliable indicator of true market value.