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Zillow does not automatically update agent information, so those that have current info with plenty of reviews are the ones trying to get more business.A good agent can also direct you to a local lender, if you choose to go that route. 

You can buy cash flow but other profitable metrics you have to make business decisions about. 

You may want to consider working with a CPA in the future to save you the hassle of doing the return and to also provide you advice/suggestions.You may also want to see if the accountant can review the return you prepared to determine if it was done accurately.

However before that I would do your own market review and come up with your price. 

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*This link comes directly from our calculators, based on information input by the member who posted.Okay I figured out how to add the calculator directly to the post.  Just hoping my repa...

Can report further once I complete a final review with attorneys

Unless you're acquiring commercial property, cap rate is entirely unhelpful as a financial metric.

I know California has different laws than other states, but I'm not entirely sure what they are, but it would be nice to use a California specific one as a starting point and then have a California real estate lawyer review it.