Cap Rate is not subject financing so I'd compare it to CoC (cash on cash return) to see if this property would be better for a financed buyer vs a cash buyer or to see if this property should be held short term vs long term, etc.

Any top agent in your area can tell you what buyers like.

@Bryan Mitchell - many deals on Hubzu you will pay a 5% buyer premium on top of the sales price, similar to other auction sites.

My sense is the easiest thing would be to market it as residential to a buyer who might want to live in it and then later make it commercial.

Do I need to take title to property at closing and then sell that same title at a different closing (double closing) to my buyer?  

I am not a first time buyer and am looking to purchase for investment reasons.

It takes the weight off your shoulders of pretending to be the actual end buyer.

So, in a hot market the seller will look first for a cash buyer with no financing contingency, second for a buyer with approved financing from a conventional lender, third from a buyer who has been qualified by a mortgage broker, and last, i at all from a buyer with a POF from a hard money lender.Of course not all sellers, or the brokers representing them are sophisticated, so if you make enough offers you WILL get some sellers that accept you POF letter.Just to show you how meaningless these POF letters from hard money lenders really are, about 8 years ago a number of lenders published a generic POF on their websites, and told potential borrowers to download the letters, fill in the blanks, and they had an instant proof of funds.  

A 7 day liquor licence will be included but he wants to sell it separately to the buyer.

Since you wanted tips, this might help:1) Attend your local REIAs and network, you need to build a buyer list of investors that will buy your properties and network with other people in our industry.