Many players will not have your best interests at heart.

This has the obvious weakness of the unknown nature of future cap rates, but that's really the heart of your question here.Estimating future cap rate is part art, part science. 

But wife didn't want me having a heart attack, so here we are.

In most of those cases, their broker took a high fee and the investor didn't end up with a great deal.Here are a couple of things that are a tipoff you are not working with a broker with your interests at heart (1) they want to pull your credit before having a conversation, or (2) they send you a long list of things you need to provide them before learning about you and your deal.The conversation should start with why you are interested in REI, then understanding your strategy to get there.

I want to keep away from any short cuts , I am not looking to take large cuts from sellers (I’m a true agent at heart and looking to serve my clients) .

Cancer/heart need to fly home.Over the course of this post will cover the following Real Estate angles. 

I have my heart set on real estate investing and have been researching every free second I can.

COMBINED FROM BOTH DUPLEX SO ITS ALL ABOUT PERSPECTIVE YES THIS YEAR WAS HARD AND HEART BREAKING BUT ITS ALL ABOUT THE RESPONSE AFTER GETTING KNOCKED DOWN ! 

We are now preparing to foot costly lawyer fees ($10k+ according to our lawyer's experience with difficult cases like this), and likely won't see a cent back since we have so little information about these people and they may not have anything to lose.My heart goes out to everyone who is truly struggling due to the pandemic and are, in earnest, doing their best to be responsible tenants by communicating with their landlords and trying to work things out.

Posting this duplex that I found here in the heart of Eastern Michigan, I've been frequently trying to run numbers on duplexes and investment property listings as an up and coming agent and investor to try and gain whether a deal is good or bad.