Lori, really not possible, a market cap rate is only used by an appraiser as a rate generally accepted by other investors, which is nothing more than an educated guess of an opinion as actual cap rates are historic and only applicable to each unique investor.

We meet once a month for a social/network on Wednesdays and then on Saturday once a month to go out and evaluate properties.Let me know if you are interested and I will forward the information to you.

The accepted standard for expressing interest rates is as an annual rate.

I frankly had to lower pricing and accept work from a bigger geographical area in order to stay busy.

I figured if I were to get a real estate agent then the private seller would legally need to be represented as well so I would need to find them a real estate agent as well.Okay, let’s say I get past the contract point and the seller accepts my contract.

Whatever you might offer, it's the bank's call on whether to accept it.

I guess if I were to do it again, I'd start contacting contractors the second the I get the message that my offer was accepted.

I don't accept those with unresolved evictions, etc.  

Somewhere where you have some social infrastructure (friends/family) is a plus too ... go on an exploratory roadtrip to visit them and assess these markets 1st hand (once you figure out how to analyze a market and strategies) rather than asking BP to name a good market, which inevitably will already be stacked full of investors to compete with. 

Banks don't accept payments as a general practice once they are behind anyway.If the seller also can demonstrate financial hardship, they may be approved for a short sale like @Jerry W.points out.