I Understand that but the home prices continue to go up along with the rising interest rates.

While investigating a deal, the owner offered to sell the LLC along with the rental property including the business license, tax ID, and GET/TAT Tax setup.

Prices will continue to rise and if your buying for long term the price will always be more than what you paid.

Because in my case steps 2,3,4 continue to change! 

Title insurance, property taxes/proration, insurance, lender fees, transfer taxes, attorney, title report and update (continuation), filing/recording fees, etc.Look at a typical HUD-1 and you'll see all the lines--there are lots.I would suggest you contact a local title company and get the local low-down on your typical costs.

Once we find a deal, Jack will coordinate the rehab and I'll continue working my corporate day job.Jack is a self-employed, Keller Williams KW agent.

As we've grown to 120 units we continually struggle with managing the utilities for our rental units. 

With raising interest rates i personally believe that Cap rates will soften - well I hope so.In saying that, in some areas that will continue to experience growth, the lower ca-prates could be the new reality "base line" for that market.

Continuing to grow this list and reach out on a daily basis.

I wish you luck as you continue your search!