Its been so difficult to be able to find.

What is cap rate ?

Without those two sites, it will be very difficult for you to get and maintain the credibility needed for sales.

By these figures, the is NOI = 87,978, giving a cap rate of 11.5% buying at the listed price of $760,000.Now, I'm thinking these expenses are way too low, so now I'll plug in the 50% rule.Annual Rent Income = $141,720 Annual Expenses = $70,860NOI = $70,860At the listed purchase price of $760,000, this would be a cap rate of 9.3%.$70,860/12 months = $5905.00 NOI per month$760,000 @ 9% for 30 yrs = $6,115.13 monthly mortage paymentFor a NEGATIVE cash flow of $210.13 per month.So, shooting for $100 cashflow per unit, I would need to purchase at around $435,000.I pulled the 9% interest rate + 30 year term out of the air, so any corrections on the reality of such a mortgage are appreciated.Do my calculations look right?

Its complex enough to fill a book, so its difficult to cover everything in a few posts here.

Everyone I have seen caps at $10k.

Cap rate?

What is so difficult to see here.Everyone wants to use a 50% guess rule, rather than lock in actuals with reserves.

I'm having a difficult time, not knowing if I'm doing the right thing, having evicted a really good tenant to sell the place, and it's a struggle for me at times.

I seem to remember the process for participation as a partner with the RTC was extreamly difficult and they seperated and spun off the valuable assets before they repooled, packaged, and found GP's to take what was left.