Wondering if I should reach out to an HR contact, or message someone on the finance side if I can find an email.

Not that bad south of I-10 but can be pretty rough on the north side.

It seems like the highest they've been in recent memory is 8.5-9% back in early 2000s, generally have been floating in the 7's, and in super hot markets have gotten into the 5's.If I'm attempting to forecast my apartment building's value at sale in few years (3/5/10yrs), can I be reasonably confident that the cap rate will remain within +/- 1.0% in my local area?

You might very easily find someone nearby who'd love the extra side income of coming by for a couple hours 2-3 times a week to clean. 

I dont like the following::Busy street, lots of steps, next to commercial or industrial, houses on either side are in very poor condition, very high taxes, certain construction styles and materials, on street parking, being far from transportation or main highways.These ideas above are just a few but the main ones.

If you do go the path of talking to a lawyer about it, try to find one that is familiar with the investing side of things.

I am the other side of the coin and could manage to qualify but need to bring 20% cash to the table and have entertained a hard money lender on a 1 year term before refinancing and paying out the lender. 

My buddy just approached me with an offer to invest with him in buying foreclosures, he is a GC and he has done house flipping before, he wants me to invest 30K-50K of my own money and use it to get a 6 month rehab loan from a hard money lender at a little over 11% interest, after the House was finished we would split 50/50, he would also add me to his LLC that we would use for that future buy, the reason I’m thinking about investing Is bc I own my own business which will bring 200K this year in gross profits, the down side of my business is that I work 12 hour a day 5 days a week, and I feel that I’m slowly burning out.

I really like South/East side bloomington....

I'd also require the tenant on the other side to have renter's insurance to cover their contents.