If your area is on the decline, the cap rate might go up (bad if you are a seller).The only way I can think of the value appreciating, but not tied to the NOI is if you just have an amazing, unbelievable location, the neighborhood is becoming super hot, and some developer has an idea that would make much more money than the current gas station/restaurant.  

And get back to each and every client as rapidly as possible if you can't answer live.. even if its to say your tied up will call you in X.

This will make you a bette, stronger, wiser person and investor.

Pretty much anyone who has the money and isnt tied to terrorism or drug running can buy American real estate. 

Is the buyer you found the property for tied up with something else and busy?

I'm currently drawing up a business plan to execute my first deal this summer and I'm tying to fill in the gaps.

Current material is railroad ties.

My issue with traditional lenders is that I had some stock market losses last year and the lender I was working with didn't like my K-1, which is understandable but frustrating that anything I want to do ties up so much cash.  

I want to avoid having a squatter in there through the entire winter with my cash all tied up.

Tie the property up at the Seller's terms for as long as you can subject to figuring out the liens and also a home inspection.