Those are all fixer-uppers and people are using hard money to minimize cash out-of-pocket.FWIW, cap rate is an irrelevant metric for single family, which uses comps to determine value. 

There are a few Categories that I have broken into their own calculations considering there may be cost savings depending on strategy employed. 

We have 3 maintenance technicians that have increased response time and have saved our owner tens of thousands every month.In June 2023, we were averaging 130 work orders every week.

You can learn from books, talks, online lessons, meeting people, getting your money ready, looking into things, types of houses, help from someone who knows, and lessons from pros.

I’ve searched through most hard money lenders and they are all around the 75% or so. 

Hard money lender, Heloc, 203k? 

If not, why not just give a sizeable EMD (earnest money deposit) into escrow and close on it in 120-150 days.

While doing it on your own is good, I think you might be missing out on many opportunities to save or restructure your business and how you collect income.

Using other people's money (OPM) in real estate allows you to leverage your investments, significantly increasing your purchasing power and potential returns.

If the profit margin is tight and $500 makes a difference, see if you can save $$$ elsewhere.Interest rate buydown or seller assist is common place thanks to the jump in interest rates.