Sometimes it can blend higher over time with rental increases or buying bigger type properties where the cap rate purchase is higher.  

Blending in to the area. 

Say the Park is worth 100k based on lot rent capped, and each of the 28 homes are worth 5k blended average (e.g. what you can reasonably sell them for in your market).  

My clients that are buying class A right now are targeting 5 plus caps with a 5 to 7 year horizon with rent growth and cost savings to blend to a 7 plus cap rate.These are 30,40,50 million dollar type properties bought by family offices.

Being situated between Woodland Hills and Encino, I would assume Tarzana's prices should eventually blend with its two more expensive neighbors.

There are ways to scrub the MLS, you should definitely look at school districts first or wherever in your area there is a blend of employers and there has been growth in population and real estate cash sales.BUTThen you should just be an agentBECAUSE As a wholesaler I find off market deals and I am singularly focused on providing value to those who, for whatever reason, won’t deal with problem properties themselves.

My background is a blend of electrical engineering and business management. 

you may want to blend your portfolio or cash.some depreciable assets ( rentals)syndications  with a VERY good Vetted SponsorPerforming Trust Deeds  Be the bank NPN  funds  let the operator do all the heavy lifting in that space.stock market then see what performs and what you like.. 

I dont think the owner has enough equity to do seller finance but Im thinking we could do a blend of seller finance and lease option.

I am considering making a deal on a house that will be a sort of blend on seller financing and a lease option.