And if your CPA is taking your actual expenses and inflating them to create a false sense of worth, then they are not a good CPA.

Just because a seller or seller's agent lists a property's cap rate under false pretense does not make evaluating cap rates worthless, it means that we as investors MUST evaluate the P&L (as you stated) properly to arrive at the real NOI and not the stated one.As far as cap rates for SFR and up to 4 unit multifamily, Mike was exactly correct.

We worked with a company when we first got here that overcharged/falsely charged us about 10k over as many months. 

@William Sullivan all these statements are false.

And if so, the publication costs in Philadelphia can get pretty absurd.

I just think that your whole premise about whether Houston will have a "rebound" in price appreciation is false.

What Greg S. has said above is false for California.

If she signed the lease under false pretensions, shouldn't that be grounds to make it invalid?

That's absolutely absurd.  

While I think rates are going to level off to a new normal eventually, I firmly believe that you should consult with someone that does not give you false promises.