We can only truly determine what’s happening now. 5-7-10 years from now we can work to give our best understanding of what that cap will be based on what the market has told us and our perspective take on interest rates and path of progress will be etc. if you are entering a property at a 10 cap to say when the market has traditionally been a 5 cap it would be silly to say just add .5 and your exit cap a 10.5 and would keep you out of many deals.You want to do your best to determine than run it through other scenarios to stress the result so you can best understand most impacts to your hold

Anyone else seeing too many units on the market in a traditionally slow part of the year?

Different process than traditional banks in that you don't have to sign over your first born to qualify.

If you need inspections and other accommodations, it's probably better to stick with traditional sales.

@Erwin ShamYes, many people do much better in a more traditional classroom setting.

Who knows when the next market correction will be but that might be a good time for you to venture out to your second market like Indianapolis to hold part of your portfolio in a lower property tax market.Yes both myself and @Nick Gaines are in the Champaign area and I have a few properties which are traditional college rentals. 

Do not hesitate to ask me any questions you might have regarding traditional financing.

Traditionally direct mail has a response rate of 1-3%, but in competitive markets it may be less than 1%.If you are going to do any DMM I recommend using very targeted niche lists and totally custom mail pieces as a way to stand out from the crowd.

So I'm covered but it was a stressful few days while the lender and title insurance company went back and forth.I'm noticing more HUD Homes are being acquired in this "deed in lieu" transaction as opposed to the traditional foreclosure route. 

Do I want to deal with the mounds of absolutely stupid and pointless paperwork involved in traditional sales?