Have the CAP rates compressed or are there other 10%ers in the area?

From what I've seen, as time goes on, the cap rates compress.

And if you're interested in forced equity, you can lower your cost basis and really rock and roll (although those margins are becoming more compressed every day).Broadly, though, I like Fayetteville. 

Now if someone is paying cash you could possibly get a  higher cap rate with low lease years remaining and work on a long term extension and then cap rate compresses again for a higher resale value.As for commercial foreclosures I only have those types of properties where accredited investors can invest in my syndicate as a sponsor.

Ultimately, I did this to combat the cash flow compression after the refi.

Cap rates are compressing each year and there is a lot of job growth in Indy. 

But there are many ways to mitigate the compressions the IRS allows you. 

Construction ready to begin and schedule recently compressed to 8 months. 21% annual return is conservative based on 4.8M ARV - allinCost - 30% carrying and soft costs.

Since that time, the market had appreciated even more compressing already tight cap rates.

CAP in Worcester is compressing more closer to 5% now on decent stuff