Its possible the appraiser used a 10 cap to evaluate the property and my banker was loaning money to properties with an 8 cap.

Is it possible?

Now it is entirely possible that I am missing something as far as falling prices on stick built construction in certain areas, as I do not know everything.

I also want to know more about zoning restrictions because I may see a Triplex for starting out and could possibly build a live able unit in the back of it.

Unless contractors contract has a specific time of completion, you will most likely not get anything...remind the contractor of future work possibilities!

I didn't have full access 5 years of median rents so I calculated as much as possible given the data set.If you all find this useful, I will add more analytics to the site as I calculate them.

With this in mind I want to have a lease that addresses every little thing possible. 

If you're not unlicensed, I still view it as unethical and there's the possibility the homeowner could wind up owing the Realtor the commission they agreed upon when initially signing a contract if they sell the property to you.Once their contract has expired, the homeowner is fair game, and then you should actively pursue them if you're interested in putting something together. 

Recently, I’ve started to view my 15-mile training runs through nearby neighborhoods as a sort of prospecting method —a foot tour of sorts— helping me determine neighborhoods I might be interested in investing in.My goal with Bigger Pockets is simple — I hope to learn from other investors within the community, leverage the tools and resources to improve my ability analyze potential deals (to help my 40-something-year-old-self gain the confidence to do what my 20 something-year-old-self knew was possible long ago) and contribute to the community where I can with the experience I have.  

If you are possibly interested in working with me in the future, or even keeping in touch just in case I may be able to help you find exactly what you are looking for, please drop me a line!