im not sure where you seeing this, but as a full time owner/operator....true 10-15% cap rates are hard to come by now a days as the market is filled with people getting into it and owners that are creating there own brokerage firm by calling every letter they ever received. 

Some of the commercial brokerage firms offer great market research, also sources like IRR and Marcus & Millichap can be of help.

Hey BP,Contingent on a Chicago area property that’s in need of pretty major lead remediation before the city will allow tenants to occupy a couple of the units.City health inspectors have been through the structure twice and have issued an exhaustive list of items that must be fixed, including suggested methods for remediation.Closing is contingent on these items being handled by a licensed remediation/restoration firm, or at the very least having the work quoted in order to obtain a credit from the seller.So, can anyone recommend a well reviewed/reputable, licensed lead remediation firm in the Chicago area?

Also, the sellers misrepresented the zoning (as did the realtor and title management firm).

Sometimes though, the reason for “cash only” offers is due to the property condition not qualifying for traditional financing....hard money Would be appropriate but the seller knows that the HML must still Approve the deal for it to close.If you are positive of your ability to fund it, put up a large EM, 10-20%, to motivate them to accept your offer.  

If you want to go local, I suggest looking for a well established small to mid sized firm, likely a place that does audit/assurance and tax work, with professionals that focus on one or the other.This will often get you several layers of review, people who have the time and budget to take useful continuing education, and they also have a network of people around them in the office to work through issues. 

@Gabe DominelliTry Steve Stark with Fleeson Gooing Law Firm, he knows his stuff

A flat surface helps it feel firm and high quality, more like real hardwood under your feet.

(I do not work for the brokerage/firm the link takes you to.

Possibly get some leads from the firm.