As a rule: cap rates tend to be lower on higher quality properties, because you are trading a higher return for stability of return. 

It's all about creating and maintaining those relationships and it truly is quantity of quality.

Also in regards to reserve/vacancy for STNL a buyer can try and manipulate numbers any way they want and that doesn't change the market demand for these properties.Try to knock down a cap rate based on real NOI from a developer selling or a listing broker when the quality properties they are receiving full asking and 4 offers within days of listing will get an investor laughed at. 

Be sure to check lots of referrals and quality of work

Plenty of cashflow and appreciation in the market here, and more often than not if you find the right people and the right properties, quality paying tenants will be in place.

As a rehabber, you can count on wholesalers, but then you're just one of many potential buyers that want the property, and that's very competitive.I know many investors that market, find deals, and then wholesale, rehab, or flip, depending on the quality of the deal.Yes, start marketing for deals yourself. 

@Huy Pham i have been doing rentals in new britain since 2012. most likely you will have no issues renting this, no matter what area it is in. however, the area may determine the quality of tenant/what issues you will have. if you would like to tell me where it is in new britain, i am happy to give you my thoughts. 

I’ve been doing this for while so I do have some experience, my quality of work speaks for its self also.

Making around $14 per hour at the time of purchase my budget for renovations was clearly tight, but because I had so much time to work with and Youtube tutorials I was able to learn how to make quality upgrades to this tiny home on the super cheap.

His quality was pretty good, but I never got a second or third quote for the work.