What cap rate do you aim for in this market?

This not only has provided us with valuable feedback that we ASK them for (We have changed some items just from these comments) but I think it helps us both set the expectation we are aiming to get 5-Stars. 

but I don't personally buy or go into contract and try to flip contracts we close on 100% of what we aim at then resell.. we would never try to market something like this ahead of time just for these reasons.. unless I guess your talking little money like trying to make 5 or 10k flip fee. 

They tend to focus on bigger deals but the networking and education is worth the time.AIM Houstonhttps://www.meetup.com/Apartment-Investor-Mastery-...AIM Sugar Landhttps://www.meetup.com/Apartment-Investor-Mastery-...HIPhttps://www.meetup.com/Houston-Apartment-Investing...

We can measure the roof online and get specs. 

You swap them out on a fairly regular basis either as preventative measure when they are nearing the end of their life, or as a restorative measure when they break.  

Sometimes a bank is aiming to develop new investors, i.e. they are gathering up investment dollars.  

Larger buildings have fire alarms and sprinkler systems; fire walls; wider hallways and stairwells with double exits, etc ... all measures to increase the available window to exit a building in the event of a fire.

The most reliable measure of Fair Market Value is....

It does, however, mean that a lot were when refi's and sales were at such a high volume that the lenders were not even looking at the appraisal for the most part.Getting back to the role of the lender -- all lenders are subjecting appraisals to close scrutiny, first applying certain measurements to the basic facts, and then sending it to appraisal review when it does not meet the standards of these new guidelines (and they do not meet them A LOT right now.)It doesn't matter what the realtor feels it is worth or sometimes even what the buyer is willing to pay, unless they have deep pockets to put down a larger down payment to make up the difference they cannot finance -- the lender will have tremendous influence over the value simply because they control the purse strings.