You are correct in assuming cap rates are low, because they have been massively compressed over the last 5-10 years.

On the flip side of this, if you were making $200 in cash flow would that really change your life that much and be a massive success?

You're worrying yourself because you are taking a massive risk by trying to save a little bit of money now that could easily cost you 5x that later.

Say then I buy 5 investment properties with massive amount of debt but each cash flow by 300.

v=GwDAHvlDKm0>And also check out this Bigger Pockets video for a guide on how to invest for massive gains during the recession (which is a market correction): <youtube.com/watch?

This starts with becoming financially literate, fiscally responsible, proficient managing money.

I've had issues with properties that look great on paper but fall far short of expectations when viewing in person or finding massive undisclosed issues during the home inspection: doctored pictures, vague wording, or lack of any accurate/useful information about the property.  

I would recommend utilizing a 1031 exchange (so you won't have to pay the massive capital gains tax and your tax liability will probably already be pretty significant as you mentioned you are selling your bars) into something with more units and cash flow.As for what market to choose, I am obviously very biased but I LOVE the Utah market for a mix of appreciation and cash flow.

But now remote workers have moved in and caused massive house cost increases because there isnt enough land.Every market has its quirks lol!

Current property owners have gained massive amounts of equity in the past of years which has deterred homeowners from putting their property on the market.