If the 5 cap deal was an office tower in Hudson Yards, Manhattan is that better than an 8% cap rate on a 70's built multifamily in Class C area of DFW?  

The neighbors yard is trashy.

These are primarily for "off market" purchases.TOP 10 Motivated Seller Lists - Try each of theseI could add yard signs as well

While its great the tenant had such high standards in yard care, it is unfortunate that in the very same email he told me the rent would be three days late.

Our goal is to provide tenants with some suggestions as to how they can arrange for new ways to locate their things (storage facility, city yard sales, arrange for hauling service, etc.)

seems to be almost directly in between my (potential) yard & neighbors yard. some sort of metal pole. thoughts?

Plus I think there's an oil tank in the back yard that hasn't been pulled. 

Even if it is paint, flooring, some new appliances, and some yard improvements.  

I am building a downstairs 1 bed 1 bath unit that will not have yard, bbq, hot tub, fire pit or anything else for outside amenities.

How did you jump from "I can't find anything in my back yard" to "I'll invest in the DR"?