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

Also, you need a good, experienced agent, not someone fresh out of license school. 

I'm also a licensed real estate agent, so can help from that perspective as well. 

Old tenants moved out and the walls are in need of fresh paint.

TIASelf-management is fine from a state perspective.

its a new construction townhome with a conventional loan 20% down with the builders lender. they offered $5,000 in concessions if i finance through them but im thinking i might be better off financing elsewhere. just wanted to get some perspective

I could be wrong and I'd love to hear another perspective.  

To say don't invest in an entire state that is the source of the largest freshwater source in the world while living in a state that quite possibly in 6 years will use it's largest fresh water source almost entirely due to overconsumption is really outlandish because of ONE law.  

If you're not getting enough, on average, to make back your costs in the medium / long-term, you either need to make changes or find another tactic to ensure your dollars are in some way putting you closer to the next successful deal.Lately I've shifted my perspective to making connections with practitioners in the space.

Plenty of realtors around.Keep in mind, my perspective is that I’m into commercial RE, owner operator in STL so I pick and choose very carefully.