But the ones you nail are usually some of your best deals.

Man you hit the nail on its head SO HARD.Sellers being so damn unrealistic with their sale price.

They were very knowledgeable about and sprayed for subfloor eating fungus.

Our winters can be difficult to nail down; sometimes mild and sometimes bone-crushingly hard.

As mentioned in this thread, you really need Real Data Comps vs Zillow to nail down Valuation and you should keep in mind that the market, especially in a market like South Florida has further downsize risk for pricing in the short term. 

Location is tough to nail down without more input from you. 

Doug, you took the words right out of my mouth, and I like it that you nailed both sides of the coin, finishing with a truth that is important: "it's not necessarily a waste of time, just not the best use of your time."

So that's the problem that I'm interested in solving.You are right that it would be best to nail down these real costs and land on a more reliable number. 

So making sure, I nail it, I wanted to reach out to the community to see what data I should request to make sure I come up with my NOI  to properly calculate my CAP RATE...This to request:Income+Rent Roll +Leases  ( When under contract)+Tenant Estoppel Form (While under contract)Expenses(They sent me Profit andd Loss Statement) I asked for an expense report but they manage there on properties and Im questioning the expense report they sent.....

Congrats - looks like you nailed the timing on the financings perfectly!