Yep, planning is the key, But I'm not sure that one person wearing a cape has all of your answers.

If someone specializes in buyers, relocation clients or a specific part of town or kind of property you are looking to buy (like a condo or loft specialist) than in theory they should be more knowledgeable than the person who's trying to juggle 15 balls at once.If you are going to buy an investment property, then you should probably seek out someone who can figure out a cap rate and understands that ugly curtains aren't a deal killer.

there is also a cap on unrelated adults to a house. 

This isn't a plug and chug into a formula for LTR and = spit out a cap rate. 

Each deal does not have a cap rate, only the market has a cap rate.Bob's whole point is to make you see that you are looking at cap rate wrong.

    @Bob Bowling I assume Account Closed's definition of a CAP rate is one which encompasses the purchase, or projected purchase price.  

Here is what I learned about pricing in the process:Step 1: Cap Rate.The price of your building is really based upon the annual profits that it can offer an investor.The location of the building, its state of repair, desirability, and the market conditions define a cap rate range.

A few years ago I set a cap on the water bill for one of my tenants - I would pay up to a certain amount and if it was exceeded, it was on them.

You may be a great writer, but I'm rather suspect as to what the content might be, especially seeing you review products and services or provide them, not clear on that.Why don't you expand a bit as to your expertise before we make suggestions, that might help narrow the field.I mean, I could suggest something, like, how to safeguard a buyer's interest in buying Subject-To or devising a commercial seller financed note with an under performing property or identifying the highest and best use of a residential property in a zoned buffer area or curing external obsolescence of a neighborhood, how about establishing a CAP rate in a depressed market or easier, in a high performing market?

Aside from the meetups @Shaun Reilly mentioned, I think there is a Cape Cod Property Owner/ manager group too that meets in Yarmouth.