These are used to determine the “going rate” for houses in that area and are a really good indication of what your house will sell for.To access data for comparable properties you can use a paid or free service such as Zillow or Redfin, but for the most accurate and detailed information we recommend the Multiple Listing Service, or MLS — a service which provides extensive detail on properties up for sale or recently sold.In order to access the MLS, you will either need to work with an agent, become an agent yourself, or work with someone who can get you access to the MLS.The first step with the MLS is to look for rehabbed “standard” sold comps which are similar to what your home will be like when it is sale ready.

I send the information to my lender to get information re: financing options and she indicated that the property records only reflect one house.   

The most recent Freddie Mac House Price Index (FMHPI) report for the Huntsville MSA shows:- Over the past five years home prices have increased in Huntsville by 40.4%- Over the past year prices have increased by 14.3%- Over the last month home prices in Huntsville have increased by 1.1%The Housing Affordability Index (HAI) is an indicator that investors can use to help predict the current and future demand for rental property.

She indicated she wanted cash for keys otherwise she would not be paying the rent the last 2 months.  

You do not indicate initial value or your initial equity position (your investment amount).  

For single family properties and small multi unit buildings personally cap rate is not a good indicator.

This being said, cap rates do not take certain elements into consideration such as mortgage amortization and appreciation and while the 2% rule is a quick and effective indicator it does not always mean it’s a good or bad investment property. 

My agent indicated to me that he believes the Seller wants to sell other properties from his portfolio in the near future.

But as soon as they indicate they're willing to discuss selling their house, you need to make that personal connection ASAP.

Their criteria of the best is: Rising property prices and historical appreciation in market valuesAffordable rental property can help keep your cash flow high and your equity growing, generating more profits over the long termPopulation growth that creates a consistent and predictable demand for housingEmployment gains and job market growth give residents and businesses a reason to choose one state over anotherHigh rental occupancy rates measure how much of the housing supply in a real estate market is vacantGrowing share of renter-occupied households indicate how attractive a housing market is for renters, due to factors such as housing affordability and lifestyle choices to rent rather than own, along with potential for future growthStates with low property taxes help keep the cost of living low and net cash flow from investment property highThey caveat their analysis however by stating at the end that every state has an area where real estate is good. 20 Best States