I've droned on a lot about that in other posts, so I'll leave it at that ;)TK is certainly not for everyone, and there are sadly plenty of people out there looking to take advantage, but I always have to jump in to speak up for the good guys ;) Though, from some of the horror stories I've seen, I can certainly understand the sentiment and I'm sorry your TK experience has left you with a sour taste in your mouth.

My sentiments exactly… I would never want to invest in any of other states.

This sums up many investors sentiment that were LP's over the past decade.

If people knew whether the rates were going to go up or down for sure, there would be a different market sentiment. 

I even talked to CRE broker and they shared the same sentiment.

I get the sentiment that "the best deals aren't listed."

That price will fluctuate given the the current public sentiment and available information.  

If there's sentimental reasons to hold on to it, hold on.

.- Cap rate is more of a measure of market sentiment (bullish or bearish) in a particular geographical location.

I agree with your sentiment but consider it of higher risk for those who do not have the reserves (like many REI newbies).