Instead of relying on a cap rate that is garbage, I simply calculate the cash flow (using real world expense numbers) and look at the equity from my experience of looking at hundreds of rentals in my area(which is essentially comps, except I'm not relying on someone else's opinion of the value).

I showed up at the house with my (3/4 page) P&S contract, all filled in except PRICE. all cash

Using professional ad companies to help is always a good idea.We have had many happy people who have advertised here on BiggerPockets in ways other than through Google ads, although we do have a steady flow of people who target us directly through Google.There are exceptions, but for the most part, the Web advertising hype is over.

Nobody seems to be doing it except for maybe the big players.

I work full time in the HVAC industry in NC and we are currently in our busyest (I had a real hard time spelling busyest...busyist...busiest...oh well you know what I mean) time of year and have been working pretty much from 7:00am to around 9:00pm everyday except Sunday which is usually around 9:00am till 4:00pm.

I rarely lend my name to anyone/anything, but Lexington Law is an exception to this rule...This is the only service provider that I trust with my clients and they continue to deliver a value worthy of my continued endorsement.

Credit since then is mostly OK except for a few 30 day late payments.

I'm not too concerned about the amount of work needed to bring it up to marketable condition, but I don't like to put more than $10K-$13K into a property on top of my acquisition cost.I like to be able to complete my rehab in less than 90 days, that's doing everything except major electrical and HVAC myself.

It's just like they borrowed from a bank, except I earn the fees that the bank would have.all cash

I'm not sure how this would affect me exactly, except that if I need to resell the place as a 1000 sq ft house, I got big problems.