If you feel good about the area, then run the numbers on the properties you are looking at, and make conservative estimates on repairs, cap ex, maintenance, etc.

-CoC return in first year would therefore be (-3k/100k)% or -3% From listing:-$50k rent roll, $40k current NOI, 9.1% cap rateWhich is confusing.. are they optimistically listing the NOI?

The properties I've acquired myself have performed extremely well (extremely high cap rates and cash-on-cash returns).I started out self-managing my own properties, but I took on a few clients who were attracted by seeing how well my properties were performing.

Cost is immediately, understanding that you will be capped commonly at 75% of either value or cost.Terms: My commercial loans (last looked about 8 months ago) were 75% LTV 20 yr am, 5 yr term and at the time they were 4.25%.

This can be a benefit to borrowers (hard money lender requiring zero seasoning period) or a detriment (choosing to cap LTVs for properties owned less than 5 years).

I don't know the going cap rate in your area but if a $110,000 property can achieve an 8 cap you have NOI of $8,800.

and what are good numbers as far as COC , cap rate ect... 

If a cohost is taking 20% then this place would only cash flow 221$ per month after vacancy, cap ex, and maintenance.  

Who cares about cap rate compression?

I use CAP rate as a quick indicator of if a property is worth it.