For instance, say the value to sell is $500k, and the potential 10 year NNN lease rate is $5k/mo, making it a 12% cap rate.

CAP rate, CoC Return, etc.I’m sure it’s area and/or property type dependent, but with the state of the market as a whole, what do you consider good targets for the metrics you use?

I know that you have to take the noi and divide it by the cap rate, but is there another way? 

My other goal is to find find rent to own properties with an annual return (think CAP rate) of 12% or greater over 20 years. 

If you are someone likes to consider, cap ex, repairs, reserves and vacancies, COC falls apart there as well.There are very few REAL number in real estate.  

I rely on tenants upholding their part of our contract and paying for the service I am providing, which I use to pay the bills my business generates:  mortgage, county tax, city tax, school tax, water/sewer bill, garbage removal, maintenance, operational, cap ex, insurance, etc.   

I'm doing CAP rate > 10%, profit of $200/mo, and the 1% rule.

What is the MINIMUM return you need to invest and how do you calculate it (I know there is a calculator on here)-What cap rate do you need to make the deal worthwhile?

Should I be doing something to splice off pieces for Cap Ex, Maintenance, Vacancy before doing all that?

High relative cap rates6.