After some negotiation, we assigned the property to a buyer for a $35,000 assignment fee—about average for our business.

I have a property listed for 375, 000 Has a business using 7,000 sf of the first floor it has 3 total floors with a total of 21,000 sf I may have the deal worked to buy the business which will pay the building 2000 a month in rent .

I am open to fix and flips , buy and holds and BRRRRSCANT WAIT TO MEET EVERYONE 

This takes away the unrealistic expectation to meet some made up metric.Flipping presents the perfect analogy: in any market either the front end or the back end is hard.

We are looking to rent our properties to visiting nurses and the like. 

We recently bought a property that we have found out within the first few weeks of owning it that is has VERY SERIOUS drainage and humidity issues and lots of previous water damage that the sellers did not disclose.

There used to be a classified section where people could list properties for sale.

They get the advice, but they can't be wrong, so they buy a property in an HOA that doesn't allow STR and in a town that has groundswells against it and requires permitting.

You should use a state-specific lease that is clear regarding the start and end dates, the monthly rent, the fees that will be charged (ex. pets) and those that may be charged (ex late fee), the amount of the security deposit, and a clear list of rules associated with the property (no smoking inside is a big one as are rules related to parking).

Cap Rate: Net operating income divided by the property price.