Plus you manage locally, and you know the area well, so minimizing your risks of unknowns (which are much higher in areas and tenant base you’re not familiar with.) 

So moving forward, cap rates are unknown.

It's unfortunate that most people would rather settle and be miserable than challenge the unknowns and become exceptional. 

@James Paine That is still unknown, I'd like to eventually not need a financial partner, but for now its required.  

I would take a look and separate your facts from your unknowns.

Buy subject to but make sure you have run title so you can verify about any underlying unknowns for you. 

You will be talking about the kinds of deals you want to do and the types of due diligence materials you require.If you go through this process, you will find the brokers take you far more seriously and will show you good deals far faster than if you just go in cold as an unknown person and try to get them to show you deals.  

Unknowns at the time of auction :  1) EXACT location of lot lines, was going off google maps + county map records. 

Somebody wanting to sue for you backing out of a bad deal or accusing you of selling them a property with defects like unknown termite damage).

@Matthew ShayNo forecasts include DS as far as I know, because its an unknown variable.