Cap rates are specific to commercial properties because of the value of commercial properties being dependent on the income they bring in, which is what the cap rate measures, whereas residential is based on market value and not income.

Until you get to 5+ units, Cap Rate don't matter much aside from a measuring stick for you to compare similar properties.

Inflation will continue to drive up hard asset prices measured in currency (like real estate).Here is a scenario: if rates come down in spring (which a lot of mortgage experts believe) buyers and sellers who have been on the sideline will jump back into the game. under 6% will be perceived as a great deal.

I'd recommend LVP for flooring. you'll need a table saw or circular saw for cutting, also a pry bar to pull the joints together. a good box cutter knife as well. tape measure and pencil. also use pry bar to remove shoe molding at baseboard if there is any. 

Instead of references, send them a rent roll and recent I&E.Then ask them: "What's your plan to increase my NOI with measurable action items?" 

You’ll want to get electronic read sub meters, coupled with an electronic master (sub) meter to measure total water moving to the complex.

This is why I never use percentages to measure success. 

A high percentage of owner-occupied properties is likely a consequence of the above four factors, and it could also be a great proxy for measuring the attractiveness of a deal in light of these non-financial aspects of an investment decision.A few interesting things stood out to me:- 140 miles daily times 13 years is just madness.

This contributes to perceived portfolio stability (from a valuation perspective), less volatility (as measured by standard deviation) and hence, better risk-adjusted returns (when using conventional measures of risk management).

@Linda R HarleyWelcome to BP1: This one What Every Real Estate Investor Needs to Know about Cash Flow ...And 36 Other Key Financial Measures.