Cap rates in most markets are pathetic and not much more than the 10 yr T-bond, future "appreciation" is baked in to the RE markets.

Here is a post I did that might help you https://www.biggerpockets.com/forums/12/topics/1108744-how-t...

If the mortgage payments (P+I+T+I) is “a little less than the market rent” you may need to be prepared to have a larger negative cash flow than you realize.  

@Joe T. would be happy to connect anytime!

i have a long term tenant to , i am i the same situation , from late pay to not pay  .the late fee  they dont care about , personal i waive  many times but now my tenants  find the solution  "i dont have money" and decide to treated me that they dont need to pay rent because they know the law and they have friends in the bussines ,  so i give them 14  days demand of rent  what did t make it any difference   now i will give them 30 day notice long story short if u are nice with them u are dam 

I'm pretty sure several people that have appeared on the BP Podcast are in jail for fraud (not blaming BP podcast at all, just saying).Most of the people who say they have 500 doors are levered to the T and are just now experiencing a market downturn for the first time.

This could make sense if you have enough reserves and t=high risk tolerance.

The price is proportional to HVAC unit T(Ton) capacity and how big the house is.

@Drew T Heberer I am interested as well

No one will question whether or not those reviews are real (I don;t think they are real)