Here I will focus on evaluating and comparing deals.I argue that cap rate as a return metric fails to tell us the entire story.

I have posted recently about this property I am in the process of purchasing and compared to the numbers I see floating around on other posts, I feel this property is either too good to be true on returns, I am running the numbers wrong, or this property is a gold mine.Purchase Price $145,000Down Payment (20%) $29,000Mortgage (15yr/4.75%) $10,824Rents (6 units)Unit 1 - 4 = $675/moUnit 5 - $650/moUnit 6 - $600/moTotal Monthly Income = $3950Total Yearly Income = $47,400Expenses (Annually)Taxes - $2570Insurance - $1200Heat - $3200Electricity - $2600Trash - $600Water/Sewer - $1200Propane - $300Snow - $800Lawn - $800Vacancy - $3000Repairs - $3000Management - Zero as I will be managingMortgage - $10,824Total Expenses = $30,094Income $47,400 - Expenses $30,094 = $17,306CAP RATE after all expenses/debt services - 17,306 ÷ 145,000 = 11.9%CoC Return - 17,306 ÷ 29,000 = 59.6%Some may argue vacancies and repairs are low, but in my case, based on what I know and see with this property, I am confident in these numbers.

I would argue that it is mainly the miscommunication between teams: The marketing and sales team are the pillars that make a prospective client mature.

We can argue how much difference it makes, but everyone agrees houses in good school districts have a value and rent premium.

You would have to bundle all your homes, autos, rentals, etc and send it out for quotes to all of the personal lines companies.On the commercial side, $400 per $1M is as low as I have seen it.If your current policies have $1M General liability per location, and NOT a combined limit of $1M for all locations combined, then a $1M Umbrella puts you in a good spot.If all 7 units were in 1 building, then you could argue the claim could get much higher, and a higher Umbrella limit would put you in a safer position.Unfortunately, there is not correct Umbrella limit or exact science to it.  

You may be able to argue the property is less valuable now that the unit is vacant which might be a good bargaining point.

I suggest you also try to read the "Million Dollar RE Agent" by Gary Keller, "Million dollar investor" by Gary Keller, and "The Abcs of Commercial Real Estate investing" by Ken McElroy.

Anyone that DARES argue this point just needs to quit being an investor.

A lot of people start by trying to do things like wholesale or bird dog, just to get involved somehow, but I'd argue most would be better off getting a decent paying job and saving.

I think arguing back and forth does more harm than good to your company rep.