So, while it may be interesting for conversation purposes, on small properties, Cap Rate is about as useful as the human appendix.As you pointed out, on commercial properties, including apartments, are valued based on the income approach.  

Phone calls and emails will never replace human interaction.

Hey guys, im located in Phoenix,az and the market is so high here, I have access to MLS listings and noticed the listings are mostly if not all retail prices, i find same home prices in Zillow, im currently in the car business and the way to to find vehicles is by going to the dealer auctions and buy cars at trade in value and sell retail, to attend these auctions you need a dealer license or know someone who  does, its not a public auction, is there something similar for buying real estate.

Dealers are doing all their year end sales right now which are making me reconsider waiting till Jan.

It is referred to as "dealer" status.

It's tough to screen out the human frailty factor, but the inherited tenant is usually a 50/50 crap shoot. 

This guy is STILL posting youtube videos. and there still are people in youtube comments THANKING this fraud for being an amazing and selfless human being.

The human experience parallels this trajectory as it plays out on a smaller scale throughout our lifespan.The PastGoing back to the early days of formalized education, our report cards were the preeminent measuring stick used to determine our success.

Yesterday he tells me he just got laid off effective immediately and that he will be searching for a job- i replied back i was so sorry to hear that and good luck with the job search he said he was doing - his reply back was “You are a pathetic farce of a human being.

The saying "How you do anything, is how you do everything" encapsulates a profound truth about human behavior and the underlying consistency in our actions, regardless of scale or context.