However, if you're looking for high Cap Rates (>10%) in good areas at retail prices, that's what you're really left with.I used to live in California and decided to sell my assets there and move to Las Vegas to achieve better Cap Rates, but still have some room for appreciation.

I work about 50% with investors, 50% with retail clients. 

Some things to remember about rental renovations:Rental renovations are different from retail renovations.  

I am a retail buyer interested in that area.

Curious to see if the pace continues. 

You'll talk w sellers who are motivated to sell but it doesn't fit a wholesale model (house in retail condition, no need to sell quickly, etc). pass those folks on to the realtor who can list it the traditional way. 

Just work with a trusted partner and you can scale at a comfortable pace.

I read every day not to pay market price (retail), so I'm also interested if you'd use CAP to justify an offering price. 

I intend on starting a real estate investing company here in NC with a focus on multi family apartments & retail/office space for small businesses.

These books are usually trade specific, very detailed and contain inflated retail pricing.