Many investors ignore the value of money to artificially enhance cash flow. 

I have been reading real estate guides to learn about real estate and I watch many informative and educational videos to enhance my knowledge, which is actually how I found out about Bigger Pockets.

This way it would enhance my knowledge, have access to mls, understand my market better, and network w/ a wide variety of people in the real estate industry.

I noticed that too, but the whole exercise doesn't add much value IMO anyway.

I quit that exercise even on my rentals after seeing the negativity that customers had.

Take the gross rents, divide them by two, divide that figure by the asking price, and that will be a good screen test for whether or not the 10% figure is close to accurate.If it still seems like the capitalization rate is okay given your metrics and how it trades relative to other properties in the area perform a much richer due diligence exercise.

If I was to buy a 4unit for 200K-400K, how expensive would it be to find contractors that can do simple repairs to enhance the place a little.

If you're fixing things up nice (outside as well as in) your efforts will enhance your other properties (especially if they are close together).

My research indicates that it brings relatively little value for just one property, but maybe a worthwhile exercise for the future?

@Steven Tenaglia You're both to blame for exercising such sloppy business procedures.