It's not rocket science, but it does require an accurate accounting of expenses to calculate.When figuring out the market cap rate, this is simply a measurement of what other buyers in the market typically pay for and receive.You will decide for yourself what works for you, you will act on that, and your decision, combined with all the other decisions of other buyers, will result in the market cap rate.Make sense?

I already know about Auction.com and was suggested homeopath.com but it’s not good enough as the Auctions either get cancelled ( no accurate link to the auction) or the prices are just not reasonable

Maybe in the future that listing agent will be more accurate. 

Yes you are correct Cleveland itself is going to have way lower annual taxes & values then the suburbs, 100% accurate. 

I never find sources online that are truly accurate.

What I do not know is how to determine an accurate return for an investor and how to package it up in a proposal. 

Occasionally I get leads, but they are usually a pain to value accurately because Westmoreland probably has the worst public records online of any of the countries over here.

A roof, hvac, driveway, etc... will cost the same whether your rent increases/decreases.I think your analysis is fairly accurate and the deal looks nice!

I'm not sure if it matters or not or if it will affect me in the future in any way so heres my issues.1 - They have described the house not so accurately.

This would get you a more accurate number and free up your time for making money.Have you considered finding a REALTOR to partner with?