All would have cap rates in the high teens and have professional management.

Your in California I see.Many investors purchase here in Georgia as the returns are much greater for CAP and cash flow.Example you might get a lot from the sale in Cali but repurchasing there can also be expensive.So then you come down to "what have you gained?".

There are a lot of properties I currently would not buy as some sellers are being aggressive with caps to see who will overpay.

I have seen the green caps around the house in the yard.

What the market cap rate?

What is a normal cap rate?

Some people have recommended that we get a quad in the Santa Clarita Valley or in Tehachapi.How do I figure out on average which quads have the best ROI, rental yields, cap rates, etc in which area?

My question would be why are we trying to compare COC returns for a financed multi and a non-leveraged portfolio of SFRs, instead of using cap rates?

What's your market cap rate?  

I have decided to sell Oakland which is performing on average 5- 6% cap for the past two years and use the funds to go out of state turnkey.