I'd be surprised if any of them had $5k to their name let alone $40k. 

Surprised nobody has mentioned that you shouldn't be using a cap rate to determine your offer.This is a residential property since it's under 5 units and it's value is strictly based off comps.Look what other comparable 4plex's have sold for and then decide your offer based on that.It could very well be that you're just in an area where the price to rent ratios don't make sense.

I found an area that is very unique, an island with no cars, and the real estate is surprisingly affordable.

You'll be surprised how many people will reach out with opportunities.Add a profile pic!

Also, I absolutely have no problems with repairing necessary items on a due diligence repair list, so trying to manipulate me was was not necessary.We later found out that we weren't the only people who have had issues with this particular agent, which is of no surprise to me.

Don't be surprised if a lot of what you are taught by that trainer does not apply in PA or Philadelphia.

You are a really smart and experienced guy. i am surprised you haven't heard of this before.

Surprising was super easy to get HELOC.

Just to echo @Tal Simpson, I was very pleasantly surprised when I visited Birmingham.

And if you are already the outward face (daily manager) for Handel Housing then having your name associated to it is no big surprise.