I defined the market as whatever I can drive to within an hour.

Selling the contract as opposed to selling the property is still soliciting for the exchange of real estate for a fee and that meets the definition of brokering defined by state law.In my opinion, the safest thing to do if you don't want to get your license is to close first, then advertise and sell the property.

But increasingly are interested in small multi family or commercial properties were we can bring a value add component to the table.Our biggest criteria is does the property break even or have a decent return if we do nothing, and then are there other exists? 

That is an important component in this space, and so far everyone seems to just want to manage Notre Dame grad students...

Anyway cap rtes are thrown on here frequently and the way theya re defined on here befuddles me as I am used to the Walgreens / Targets of the world and ( typically A+ tenants in the 5 range A Multi family will get you high 6's low 7's in various markets ) cap rates determine value  eg...

First you have to define your goal.    

They'll be able to provide insight on properties you're interested in and help you understand the best/worst neighborhoods.Really understand how to evaluate deals and calculate cash flow is another major component.

The are in decent condition, 3 year old roofs, in good repair and working order but 2 are in C areas and definately lived in.

SMH Clearly there are those on here who have no clue what defines a CAP rate! 

Up to 80% ltv depending on the market, 30 year am, potentially an I/o component again depending on the deal.