So regardless of whether you pay cash or use financing, we're talking apples to apples.  

There are 3 - 3 bed / 1 bath, but I left those out just to compare apples to apples.

I get a cash register sound on my iPhone when someone pays me via Venmo. 

So its hard to get an apples to apples comparison.

Darn iPhone guess I didn't see the thread as well Oooopsy bad.

It's a bit more apples to apples that CoC when comparing properties. - as for rental criteria, i guess i am open to all of the above mentioned shooting for the best COC i can find...if that turns out to be duplex ...fine...if it is a solid Single Fam...good with that.Attached properties (condos and townhomes) are what we're focusing on.

I am sure he did not own it from year 2. it's like growing apples you will know when it's ripe for picking. time will come when you know you are ready for the next level of rei until then keep buying those 4plex.

I guess someone will disrupt this market soon with open/standard video formats on one's own private cloud storage (Google, Apple, Amazon,...).

reason I ask is because I"ve had lenders tell me that they don't go off cap rates on anything less than a 5 plex... yet I, and a lot of the investors I know, always use cap rates in order to compare apples to apples when buying, and I"m selling some 4plexes in Kansas City that the comps only show $270k but the income easily points to the low $300's.Thanks in advance!

@Simen Gundersen and @John Powell The hard part is comparing apples to apples.