I've heard people say if you want to invest be laser focused as an investor. 

@Dustin Beam you eluded to a key point regarding cap rates; they’re a kind of nebulous metric because they can fluctuate largely depending on how the property is operated.

@Dustin Beam I go off rents and ignore most of the listing-expenses are missing and often wrong, and never have seen an ad that did not include; 'rents below market' or 'just raise the rents' or similar.

In the end I decided to sandblast the interior (brick bldg with exposed wood beams) , put a new roof on and sell.  

Louis Tompros and Christa Laser watching Clayton Morris read my interrogatories.

Slow down and get laser focused. 

I still use calculus, geometry, static beam analysis, flow rates, electrical circuitry loads etc etc. 

Great bones to the houses and you can actually see ax marks in the original beams!

I don't like going out-of-state on your first buy, but if you are laser focused on cash flow that's probably your best bet.I wish you the best.  

Slight variations of measurement when dragging rods and chains, compared to laser methods today, especially on hilly terrain, accounts for large differences, that can equate to ACRES of land.