There's no emotion involved.It's similar to Walmart sourcing for inventory.

Also there is no cap rate until a property is sold so your search would only come up with sold properties or properties on the market with "wished" for cap rates.Korpacz is a good source,  http://full-libraryx.rhcloud.com/read-pdf/korpacz-...

If you don't have a written lease from the purchase I'd check out your local and state agencies for advice on what the law is in the state in addition to consulting with an attorney.For example, where I am (St Louis, MO) the city has a "landlord's guide"https://www.stlouis-mo.gov/government/departments/...which includes things like sample applications, information on the eviction process, and citations to the state landlord tenant law.The Attorney General puts out a state guide on Landlord Tenant lawhttps://www.ago.mo.gov/docs/default-source/publica... though an attorney would be the most helpful when it comes to knowing what paper trail you need to create.  

Can anyone share a lease you currently use  or tell me an online source to get one? 

Also thank you and @David Tipton for the advice on the material - BP is such a plentiful source it's incredible! 

If you are interested in learning about wholesaling and potential deals in your area I would recommend using the "keyword alerts" feature.

This is one of my favorite features of Bigger Pockets especially for asking specific questions.

The building featured 4 one bedroom apartments and 6 two bedroom apartments.

They create a show home with too many high end finishes/features and fail to grasp fair rental condition.

They are a great local source of like-minded people with all different connections in the investing part of real estate.