I also had some help from a very good investor and friend, who literally saved my a*** by recommending reliable and cost efficient contractors.

I don't see a way to do it reliably in the NYC metro.  

It takes more work (in my opinion) to find reliable and affordable financing than it is to find deals. 

You can do all the research you want, but you'll need to know how to assess comps within the area so you are aware of the true ARV of the property you're buying so you can ultimately increase your ROI.You'll need a "boots-on-the-ground" team who can protect your investment and ensure your project is moving forward with reliable contractors so you do not sacrifice your return.

Anyone in the PDX area work with a reliable GC with fire damage experience?

Can anyone recommend a reliable, budget conscious HVAC sub-contractor who works in the La Cresenta area?

Depending on the reliability of your tenants, I would definitely consult them and let them know that the neighbor has reached out in regards to the dog damaging the fence. 

Cap Rate is the value of the property determined by the market. you can have 2 identical buildings in 2 separate towns but if one houses c class tenants vs the other one which houses A class tenants, the C class building will generally sell for less because there usually is more tenant turnover and costs associated with it than a building with A class tenants, who tend to stay longer. you can be collecting the same rent, but usually you do not, but the turnover costs and usually more maintenance lowers your NOI in the c class building. you still have costs with the A class property but with less turnovers and maintenance, the income is more steady and reliable. so the higher the CAP RATE the more risk in the property ( C class) and you can not count on consistent numbers. the lower the CAP RATE the more steady and reliable the income will be (A class), so there is more value in owning a property like that.

If they seem to be reliable and responsive tenants, this may just be a one time thing and hopefully the next payments aren't an issue. 

The main advice I would give is just make sure you have solid reliable data to depend on when making your bid and justifying your offer price.