That said, I completely understand your concern about deals looking "too good to be true" when you’re putting in 50% down.To avoid this, it’s best to analyze properties as if you were using more traditional financing (20-25% down).

That is where the magic happens and where true connections that can enhance your journey are made.

I also question whether this $700K six unit is a true 10.5-11% cap.

This will provide a better reflection of the property’s true market value based on its current use.DM me if you need more insight

Lenders unfortunately don't want to foreclose on a home with 6,7,8 homes on a property that's a true single family home.

Why does this seem too good to be true? 

Also lots of sellers have locked in <4% rates and don't want to buy at 7% The above is all true, but that fact is not going to make the bond market push down mortgage rates.

This is becoming more true for government employees clearly given the recent "Use It" act which will require 400,000 government employees to go from a remote to a hybrid role which started in January of 2024 and will continue to ramp up as time goes on (Source 1, Source 2)This trend will continue as companies realize more increasingly they need to be at least hybrid to be competitive.

Very true.

It's not unusual to find true 10% cap rates in Bing.