I haven't read all the responses, but think of cap rates like bond yields, and then recall that there are people that buy bonds with negative interest rates because they can lock in their losses.In that environment, a 4.5% cap rate is incredible.

You know you have a motivated seller. 

It was an incredible experience, but if I lost some money and gained experience, I still would have been thrilled I did it.After that, I aim for at least $20k on a deal.

Also i just closed on my first duplex and I’m excited to be getting into the rental game making me a landlord at the age of 25 .I’m motivated and looking to expand my portfolio to 1 to 5 duplex…5 to 10 and with god willing i hope i will hit my goal . 

The above aside, I would also argue that is depends on who you are as a person and how self motivated you are to learn.

The biggest question is the one you mentioned.. the motive to sell obviously.

Finding deals is incredibly tough right now, even compared to just a couple of years ago.

We are getting an Apple HQ over the next few years so you'll see continued job and wage growth.I also work with a handful of out-state-investors in both the Raleigh/Durham and Greensboro markets on purchasing rental properties with great success to take advantage of the aforementioned appreciation, great ROI on rental rates, and continued rent growth with the limited housing inventory and incredible demand.You can't go wrong buying in this market especially with the amount of capital you have and what I can only assume to be a strong DTI based on your original post.

A motivated seller won't mind filling one out. 

I am new to wholesaling and I am looking to start advertising to find motivated sellers soon but before I do that I m confused about what information you need from the seller to determine if it’s a viable option to wholesale.