another method is again to use an assignment of contract signed and completed at closing, paid out by the title company. 

Thus, if you are looking for a total return of 10% then your cap rate(noi/value) must be 7-8%.I try to determine value by looking at comps or by what is called the income method. 

I know we had a plan and our business strategy has totally changed and adapted as had life.

Another method I have used is to find phone numbers for their neighbors of their current residence and calling them to see if you can get a phone number for the owners or have them give your number to the owners.  

Mark Forest The thing about CAP rates is they are easily and frequently misused.CAP rates are only useful to compare the cost of cash-flows in a local market, and then only if each CAP is calculated using the same method {you and I could calculate the CAP for a given building and get different results}.  

What are method are you using for marketing (call, email, text, letter)?  

The Valuation method is different in commercial you are looking at cash-flow analysis to create your value number.

what methods are you using to generate leads?

What is the correct method of securing a wall if you cannot nail to the concrete?  

The country has permanently changed, and everyone has to adapt to the new reality, as sad as that is.