It seems like the highest they've been in recent memory is 8.5-9% back in early 2000s, generally have been floating in the 7's, and in super hot markets have gotten into the 5's.If I'm attempting to forecast my apartment building's value at sale in few years (3/5/10yrs), can I be reasonably confident that the cap rate will remain within +/- 1.0% in my local area?

Once you sell a particular property for a profit, that profit must be rolled into another property of "like-kind" within 180 days of the sale. 

The house will not have any tenants if the sale goes through.

(Here is a good time to say that my 25 years of experience is in residential sales, mortgages, and property management; I have very little commercial experience to speak of.)My questions are: 1.

I've read a bit about notes being due by banks because of breaking the due-on-sale clause.

Buy remnants, buy at clearance, buy at yard sales, think outside the box to survive and grow.

I've read that these property types can be appraised just like any SFR based on comparable sales. 

You don't need to involve the bank (if you do, it will kill the deal) but you do need a purchase and sale agreement with your in-laws & to do the transaction through escrow and use a title report.

Here's the scoop:The seller asked the city to have the property rezoned because they were hopeful it would raise the sale price because of potential businesses purchasing the land.

Looking at historical sales data, the average home sale price has risen dramatically since 2010, which leaves me thinking it may soon plateau and decline.