I don't have experience with renting to a sober living company, but I assume that they make a killing.These sober living and assisted living facilities are always showing up on Loopnet advertised at a cap rate of anywhere from 8-25% (not exaggerating... there are several in my area right now with a ~20% advertised cap rate)With returns like this, I can only assume that these types of properties are very high maintenance and labor intensive.You're not looking to be the business manager though, you are just looking to be the landlord who leases to the company who runs one of these lucrative operations.

Yes, 10- 14% net caps for cash buyers.

I'm not looking to buy more until cap rates from rents (on properties that aren't more than 20 years old) are higher than CD rates. 

He was overwhelmed at first with all the "insider" stuff: the 1031 exchanges, cash-on-cash returns, and figuring out what an ideal cap rate is, especially in a hot market like Dallas.

This property will require about 45% down to hit the 1.25 DSCR that is the median requirement for a commercial real estate loan.If you want to be at that price point with that much for the downstroke, you need to be looking at higher risk properties with a higher cap rate.

of course all of those things help cash flow but is it realistic will it work.also your more than 300 negative as you have no money for maintenance or cap ex.the easiest way is to reduce debt. or if you think there is really good upside just pay the negative its just a small number who cares . 

I’m considering whether to pursue a 4 plex investment opportunity. 8+ cap but haven’t used the rental calculator yet

For my calculation, I've assumed $1200/yr utility paymentsSeller is asking for $5,25k, but according to my calculating a fair price at 7.5% cap rate woud be $4,80k.What do you guys think?

Terms and conditions may be similar to the third-party purchase agreement; however, earnest money is capped at 5% for the tenants/tenant association.

other 721 may have even higher annual maint. fee  and dividend 3% is about the right one for cap rate 3-4%.