If the divorce thing wasn't a factor, I would have made my offer at whatever you feel is the proper price and see if they accept it or not.

Capitalization rates need economic values to be realistic and attempting to figure out opportunity costs may be impossible for small investors or deals, takes more time than it's worth.So, I rarely consider a cap rate in the true sence as a determining factor. I

Its really very little different than a shoe factory.

I slammed the 197 page book before the first round of drinks came by.

Another important factor is the placement of tenants and management of the property.  

The mess factor is very high.

It turned out that they were purchased by a company that also owned Ron Legrand’s BS factory six months before we took them on as a distributor.”Another reader tells me LeGrand says he was once a carnival skeeball concession operator.

@Michael Van i want all my downpayment capital back in 2-3yrs (breakeven point in months) and a monthly cashflow of $400-$500/month.a 3rd but very important factor is ARV in 3-5 yrs.

The other factor is whether you're wanting something that needs work or something more turnkey/rent-ready.

Maybe a price per square foot or some sort of factor I can multiply by the difference in square footage.