Cap rate is just one component.Are you talking residential, commercial. multifamily??

Just by way of example, a nice property in a major metro came upon a major listing site recently, and for the love of God you cannot get through to the broker/owner who listed it because everyone recognizes it for the deal it is and he's got his pick of the litter.Conversely, I've encountered brokers with less hot offerings in less hot states (10-12% caps in Ohio, Indiana etc), but they're just difficult.

HOA $- Cap Ex and Ops $150.00 (it is vital that you save this away for the rainy day when your roof no longer stops the rain.  

Not really sure how this translates to the potential of Industrial Storage / Industrial Useage though .On the bldg under consideration of the 65,000 sq ft I am thinking the positive features are the 6 Shipping doors and the ability to drive a tractor trailer inside the bldg if need be . that I would not want to change and I am further thinking that I would save about 5,000 sq ft for that purpose . this is all to the rear of the bldg . 

It's easy to see the current Maket Value as opposed to the current Assessed Value which takes any exemptions, and the 3% cap in annual increases for Homestead properties, into account, on the property appraisers website.  

@Brandon Turner wrote a whole guide for people just like you and I (investor/agents):http://www.biggerpockets.com/renewsblog/2013/08/24...Stay active on the forums, listen to the podcasts, use the networking feature to find local investors and reach out anytime you need help.I wish you great success!

Welcome to BP @Ahmed Shamoo Find and network with local investors using find feature!

They charge $500.00 per transaction and it there is a CAP at $2,500. 

Once there, I used the search feature and typed in "sign regulations."

I know it's not typical for investors to include debt service or mortgage payments in their NOI, but that's usually when running numbers for partners or banks so that they get an accurate view of the cap rate.