I've seen fancy excel analysis spreadsheets/models that churn out pure crap and make a legitimate, cashflowing investment look like a money pit that would push an owner into bankruptcy after a few months.

One, true cash flow" is generated purely by the property itself.

Of which both sides will be renovated and ready for tenants in the next few months.We're ready for our next property and would like to do one more hack before buying pure investment from the onset.I don't want to kill our cash cow, but I can't ignore the fact that selling at a peak could put us in a position to grow our cash cow heard.What are your thoughts?

According to my research a pure Cap Rate does not include property management expense.

For me, its purely aesthetics. 

This is purely speculation but might be worth something.

Investing in these markets purely looking at cash #s wouldn't make sense.

@Derek A GriffinInvesting an IRA into real estate is purely a diversification play. 

I worry that purchasing now would be a minimal cash flow pure appreciation play. 

It was a pure cap rate compression hold for them.