I actually went back to my regular job but the corona has hindered me more than anything as im paranoid about going to the office or going out to meet people. so now i have access to the mls but for now trying to concentrate on training and social media and also keeping an eye on investment opportunities.

But if you want to scale to 5-10 properties in the next 2 years, you should be concentrating on finding deals, funding them, managing them rathe than worrying about the purchase and sale commissions. 

There is always more 4plex's for sale in Mt.View because there is a really high concentration of them there and they take longer to sell.

@Brandon Won I would definitely concentrate on learning the business locally and then reach out of state to look for deals. 

In actual practice this means that fitted N95 particulate respirators can be overwhelmed by a heavy concentration of virus particles in the air -- not incidentally, this is how my wife got COVID-19 and passed it on to me.It does not mean N95s are useless theater.

For us starting out in this competitive market, we are concentrating on building solid relationships with local brokers and building relationships with future investors so when the right deal that meets our criteria shows up we can pull the trigger and get the deal closed.   

I would just concentrate on what is needed first as @Bruce Lynn and @Kate Barry suggested.

Im evaluating a package deal (3 SFH/1lot)  but my numbers were not looking the best, I spoke with another fellow investor who mentioned I should NOT be looking into ARV but rather concentrate on CAP RATE , he said anything less than 14% cap rate is unacceptable.

There are still some very nice areas in cold belt states but more smaller concentrated ring radius whereas warm belt tends to be more all over with just a few areas not good.Dollar Generals I am not that great of a fan. 1 million property in commercial is like a 100k house.

If it doesn't have sufficient concentration of ACM, then I guess we don't need to worry about it.