The risk is much MUCH MUCH higher...On average, investing in real estate follows the typical investment risk spectrum: the higher the return, the higher the risk, the lower the return the lower the risk.Your skill as a real estate investor will shine when you can find an objectively LOW risk investment and make a HIGH return.Be in touch! 

I did some research and ran my numbers on the high end of the spectrum, wasn't sure if there is a site to get multiple quotes all in one place to save some time.

Well clearly there is a spectrum.

I think it's a question of timing and speed - for example, going back to the 2007-2009 credit crunch period when commercial mortgage backed security (CMBS) spreads increased 1.5%+ (much much wider at the lower end of the credit spectrum), there was an immediate impact on cap rates.

If the problem is only indoors, it's likely that the carrier only has the high end of the spectrum in that area (or your walls are limestone/lead).

Shale production is on the expensive end of the spectrum, so those projects are the first to be turned off.  

I am probably on the more risky side of the spectrum when it comes to investing but I made sure I didn't put all of my money in the deal and had some reserves.  

As the market cycle has run on, the institutions have gone further out on the risk spectrum and started to buy core-plus and value-add...right now most institutional investors are on pause (per various sources) so may be a good time to get into the value-add space.

If we had major capex's then this could be shoot up but as I said the rents are on the lower end of the spectrum so capex could be offset by increasing rents.

Definitely looking for things on the lower end of the spectrum for now while I'm learning.