The above was lifted from the 2017 H1 CBRE cap-rate survey.

@Katie Pellegrin, using a DSCR loan where the market rent survey is used to do the DSCR calculation sounds like the way to go from what you mentioned. 

Buyer will supply to seller all inspections, appraisals, and surveys done on the property within 2 days of receipt.9.

RealtyRates.com does a good job at surveys of investors.When I was appraising and brokering in the dredges of the recession in Cleveland, a 10 cap was the minimum for any asset class. 

Stefan Stankovic a report just came out by Population and Survey Analysts (PASA)that they are predicting 43,763 new housing units to open in the Katy ISD area in the next decade.

It’s not an accurate cap rate survey you need but an accurate rent survey.

What is the 10 year REAL projected maintenance expense for each (I'm not talking 50% rule here-- I mean have you surveyed the physical elements and established a realistic repair/cap improvement schedule for each property?)?

A whopping 98% of participants agreed.A Deloitte survey of 2,000 American consumers found that 91% of people consent to legal terms and services conditions without reading them.

Second question - haven't had survey yet, but publicly available plot images looks like the ADU and a shed on property are CLEARY over the property line on the neighbors property.

The chain of title is linked by reading the deed information and looking at how it transfers from person/entity to person/entity.Addresses aren't reliable because they move around as land/towns develop over time.Legal description of the location is usually either Subdivision (lot and block), Survey (metes and bounds).