I went through a demo to make sure it met my needs before I committed. 

So with NN and only 5 years left an 8.5 cap sounds about right depending on demo's and which pharmacy Walgreens, CVS, Rite Aid.Per the leases do they disclose sales?

My dad being a hustler that he was did more than landscaping, he started to do demo and hauling.

I now have a great plumber, electrician, carpentry/general GC type, demo guys, concrete, etc, and some other folks to do what I need.

If you demo a junker on a R-2 zoned property does the land stay R-2 in most cases? 

Examples: Large 2 bedrooms house, convert to 3 bedrooms and/or add a 2nd bath without an addition, house with unpermitted conversion (enclosed patio/porch, etc), legally permit it to add sf for little cost.fix/flip or build - Find distressed properties under market value (they are still out there, even now), demo and rebuild to modern standards, then sell and tfr that money to a cashflow property and put more money down with your new found profit.

He did the entire demo and started the frame out. 

ON our subdivision we are building here in Canby OR  we had to demo the existing house and big barn next to it.. the renter in the house had been there for many years was probably paying 500 under market when i closed on it..

Demo, New HVAC and wiring done. small house big demo 4x 30 ft dumpter. probably need a 5th. 

Thanks @David C. really appreciate the quick demo that you did for me, it made the math clearer to me now.