So, there must be some other determiners or market influences for exit cap rates, otherwise people would just buy a property at a 10 Cap and flip at a 4 Cap, and defend it by saying "the numbers make sense", right?

However, if there is enough undue influence, an appraiser could go outside of the market range in order to give the borrower a more favorable value.

Investors would be far less influenced as the description is just window-dressing; property analysis is all about the numbers...   

What are your expectations for the near future of the real estate market that might influence when/how you invest?

There's still outside people that will have influence over your investment. 

They have have some great calculators to try out some scenarios.to answer a few queries raised here.1. appraisal is completely done by a 3rd party system that will not have any influence over appraisal price. as HB/HO, there is several online tools to kind of cross check the price of the house approximately. if appraisal comes too much under, you can be suspicious about things.2.

@Justin LopezGenerally one gets started by listening to some Tik Tok influencer who doesn’t fully explain why arbitrage is both a potential nightmare and not really a strategy for building wealth…..

All the more amazing that he spent the last years of his life under the influence of Leona Helmsley, someone completely opposite.  

Personal circle/sphere of influence, Expired leads, Geo leads/circle prospecting, FSBO, Social Media, Local business owners, etc.Lead nurturing: Develop a system to store all of your current contacts as well as the new contacts you add each week from you lead-generation efforts.

The reasons behind being over-priced can be many, simply too high of list (maybe the seller needs to reduce loss), defects not accounted for, external influences not accounted for, anything really that people know will cost them money and whoever listed the property was not accounting for it.