In general if a property has been around that long it probably has “good bones”, but on the other hand it could have been a mining or factory workers home thrown together quickly and only meant to last a few years that has somehow made it the distance, by the skin of its teeth.

Of course, with all my baring teeth, the situation is much more complex: I absolutely don't want to inherit this tenant with children and deal with an eviction situation in MA - yet, I need this house for all hosts of personal reasons, including taking care of a family member with advanced cancer.

As if the price six months ago has any bearing whatsoever on the conversation.

It's the biggest hurdle for new agents to get confidence in so if you can cut your teeth now you will be 1,000 steps ahead. 

Our vacancy is under 1% so I don't see the move in fee as a detriment whatsoever.   

Do you think clients would value someone with a certification who just cut their teeth on their first closing over someone who has thousands of repetitions? 

On that more worrying front, my mother in law, who has nothing to do with my property whatsoever got a cold spam text on her phone the other day asking to buy MY house...

Many contractors cut their teeth by floating one job by paying for that job with money ear marked for another job, planning on using the final payment from the finished project to go into paying for the project the money was originally ear marked for. 

Lying through their teeth to satisfy their egoor B. they have no idea what they are doing and will say anything that satisfies their egoas @Ned Carey said, the definition of cash flow is murky.

Cap Rate has no bearing whatsoever on the value of a single family property.