@Ben Leybovich you make excellent points.

A higher cap rate is an indicator of the lower quality of asset.

My fear is that quality deals and projects will never make it to the capital market place, as the market will forever be in the hands of private marketers and private hands as it too rich a pipeline to concede to the open. 

My credit is excellent.

From my research, rents seem to be a bit lower than market values but due to the low quality of the building that makes sense to me.

They never follow through, do very low quality work and are drawing you out to allow them to live rent free for as long as possible before eviction. 

I have been using my own excel spreadsheets for the last 4 years. 

It can go from "Street to Street" on where you should invest but the returns are excellent and I am having a lot of success with it. 

I ordered a 3-way topsoil mix (1/3 sand, 1/3 silt, and 1/3 sawdust) and what was delivered was a very poor quality product (I talked to 4 different industry professionals, who all believed he delivered fill dirt with some wood shavings added to it.  

Landscape supply business demanding to be paid under the table (cash only, no paperwork or receipt) for poor quality product not agreed to.A landscape supply business misrepresented their product to me.