I like realtor because it's free and interactive, but it rarely shows factors like rent price, cap rate, etc.

You also have to spell it exactly, with caps.

Even at only $75 per month after expenses, it has vacancy, cap ex, and repair expenses included. 

Unit Type/ Rent /# of units2 BDR $750.00  (16)1 BDR $670.00 (4)Studio $500.00 (3)Monthly $16,180.00Annual $194,160.00 Vacancy (10%) $19,416.00 Effective $174,744.00 ExpensesGas $3,600.00 Electric $1,500.00 Taxes $30,000.00 Insurance $10,000.00 Maintenance ($500/door) $11,500.00 Cap Ex ($250/door) $5,750.00 Management (6%) $11,649.60 Landscaping $5,000.00 Accounting/Legal $1,500.00 Total Expenses $80,499.60 NOI $94,244.40

What kind of cap rates are you looking for for these flips?

@Neil Aggarwal Hey, I have a deal, nice 12 unit spot, $120,000, assume that is full market value, cap rate is pencils out to 11.5%, walking distance to the university, nice area, Seller will carry a second at 35% for me, you interested in taking the first at 65% LTV with 12% ROI and a 49% equity position, I won't have a dime in it, but will do the deal and manage it, If you want out after a year I'll take you out and payoff your first (I'll have your note purchased at par at the UPB) I can guarantee occupancy for 5 years, will add lipstick to it over the term with my cut and we will sell in 2020.

Obviously location, age, cap rates, forced appreciation, etc all come to play.

Even though he has done RE investing himself, he doesn't provides any comps unless asked specifically, no really helpful advice on offer price other than saying "the market is competitive and we need to put our strongest offer in", no help in providing an investor-friendly information (CAP, ROI, other financials ) on properties -  Yes I should always do one myself, but shouldn't agent actively providing one for me?)

Cap rates have compressed a lot, and we are seeing sub 4 & 5 caps depending on the area and property type around the country.  

He is also looking for commissions on future deals for the property, but is agreeing to cap or limit his commissions to 20 years.