@Rami Shahmram if you are subject to dealer status, be sure you have a licensed MLO underwrite the deal so you are Dodd Frank compliant.

Obviously, different markets produce different cap rates...and different investors are willing to accept different rates of return, making any given property worth more or less to different investors.You do not include debt service when calculating cap rate, because the purpose to the cap rate is to compare different properties, or different asset classes (i.e. should I buy a rental property, stocks, bonds, gold, or whatever?).

Then we share the spreadsheet with the maintenance so they can update the status. 3. 

Create an Input Sheet of questions to ask sellers - work from this when making calls -There three (3) important things you need to learn from the sellers --About the existing FINANCING - how many loans - the amount of liens if any - the terms (balloon payments, interest rate and status and balances (current - payments due - foreclosures or tax sale pending)Next about the SELLER - why selling - where moving to - how fast do you want to settle - what are they going to do with all that cash - GET PERSONAL talk about yourself a little, but get them to talk about their job - their hobby - their workNext the PROPERTY - does it need any work, are there any violations - what are properties selling for in the area - how much would it take to fix or renovate the property - is it vacant?

However, the house itself, although old looking, has multiple potentially more valuable selling points, as seen in the floor plans that may be underestimated; the additional guest bedrooms and bathrooms seen in the basement and detached portions of the house.

Here in LA you do not need to be an agent to use the MLS in terms of searching, running reports, checking the status of property, etc.

Many of our guests come here for business reasons or to visit family/friends in the area.

Here's an example of what we're doing next week: https://www.biggerpockets.com/forums/521/topics/389751-using-hard-money-101---w-special-guest-eastside-fundingI show you that only to say that I'm still working on getting myself setup to live stream (or at least record) every event we do.

For instance it maybe as simple as you do not have the right buyers on your list.If investors can be all in into deals for under 20k and be able to cash flow them at 500/ month++ then you are sitting on potential gold mine.Or it maybe that you are in areas where no investor will buy in.You can go to your local REI club and see that other investors are saying about these deals, areas, and numbers.....If you need more help just PM me.Peter

I get a report each week from management that shows occupancy, days vacant for all vacant units, move-ins/outs, leases signed and approved, lease renewals, expiring leases, weekly forecasted occupancy for at least six weeks out, reasons for moving out, sources of new tenants, delinquency aging along with collection notes, open payables, cash balances in all accounts, plus a status report on units upgraded and any major issues/projects.