As someone mentioned, cap rate is a quick way to understand a property and determine if it's in range, but there are several more factors to determine whether the property is a good investment or not.  

Their house price range is 1.5-1.8 mil in McLean/Langley/Marshall high.

I do see opportunities listed at lower price points, in my opinion most on the lower-end tend to be overpriced for location and condition, because there just aren't many listed for sale in that range.

@Marco MorkousIt's not used too often because it makes the house less desirable to buyers, but it is basically a contingency for the seller to find a suitable replacement home ranging from 30-60 days. 

The total package is the in the $400k range and single family homes in good condition in the area are selling in the $180k range.  

The total package is the in the $400k range and single family homes in good condition in the area are selling in the $180k range.

I would try and find a few partners that have a complimentary skill set to mine that also have about that much money to invest and then I would start looking for value add apartment deals in the 1.2MM range and 8-15 units that we could buy, update, increase rents, add a good amount to the NOI in the first year or so, then try and refinance most of our money out by the latest year two.

The note values range from $20k to $200k, with LTVs from .5 to .9, 30 yr amortization at 10-12%.

Most of my guys charge in the $40-50 range for minor apartment repairs, but I know that many of these repairs take them 20 minutes.

I am new to this city.I am planning to buy forclosed homes in the $30k$ range or less, and rehab.