For instance, I have a 40 unit investment purchased with seller financing- the cap rate is around 6% (seller Financed properties have inflated prices hence the lower cap rate), the cash flow is in healthy 5 digits;So still a great investment given the nature of non-institutional debt and the great cash-flow.We specialize in off-market deals & what we teach our clients is to not get stuck in cookie-cutter calculations but evaluate each deal in its own merit.

IMO just because a deal is outside of the box doesn't mean it's a bad deal and I sometimes feel like, for some agents that I've worked with, if it doesn't fit into a standard, cookie cutter, every single day agreement -- it's wrong.I believe if everyone is transparent, if everyone knows the risk and there is a base level of protection is given in a deal-- then is a deal is a deal.

But I can be a tough cookie when I need to be, that's why my husband leaves the contracting and enforcement to me.

There are way too many factors to try to just use single cookie cutter formula.  

Nicer school district areas tend to be in the newer developed areas which have either apartment complexes or cookie cutter neighborhoods.  

When they help get a tenant approved quickly, I sent them cookies or candy as a thank you, and make a point to stop in when we're in FL.Condos/townhouses have been a good investment for us.

FHA has a cookie cutter model of how your finances have to look.

I want it to look really nice, but not totally out of place in a neighborhood of cookie-cutter '80s houses (all of which have the same tile-surround fireplace).

When they go to the big guys they try to over sell you and will not bundle properties together because they have a cookie cutter mold, which is usually your personal property + 2 or 3 rentals and then the cut you off on how many they will insure for you.  

Doug W. no, wouldn't do that "new paint smell" cookies cooking or warm vanilla works wonders.