@Anthony Derpran, Kiyosaki is great for understanding financial literacy and theory.

It's best to work with a broker that has a great understanding of various underwriting guidelines. 

Hi Steve- I used to work in the insurance industry and understand the confusion.

I highly suggest teaming up with a broker who you'd want to build a relationship with and truly understands the ins and outs of different underwriting guidelines. 

Also, make sure you read through and understand their warranty process.

Commercial brokers understand that seller financing, either as a first lien on property the seller owns free and clear, or as a second or wrap, can be necessary to conclude a sale.  

I currently live in Charleston and am a fishing guide by trade so I have a good base understanding of how water moves through salt marsh areas, but it'd make me feel a lot better about this purchase if I could have an expert look at it.

Houston is totally open, from my understanding.

While I understand the numbers have to fit my agenda, would it be best to look in another state since i live near the NH border? 

I understand cap rates are not fixed or mandated to be a strict number.