HUGE difference between the cap rate of an A class and a D class even if they are less than a mile away from each other...Cap rates can even be different from on neighborhood to another.In DFW alone I've seen cap rates as low as 3% (actual) and as high as 9% (actual).You need to find local owners, major players in the multifamily brokerages or talk to a few of the major property management companies in the area and they can tell you what's the cap rates they see in your desired SPECIFIC area.

I can assure you that is not the case for most properties. 

Equity Assurance is the name of the company.

With all that is going on in the country regarding supply chain, gas prices, and labor, builders have to be able to protect themselves somehow and be assured they won't end up underwater.

This is a great assurance and also the fact that there are 1% deals being produced. 

Furthermore, Architect United's money-back guarantee policy offers further assurance, promising a full refund if their services don't meet the agreed-upon standards.In terms of financing these investments, I plan to explore creative financing opportunities.

I locked rate with them for 60 days and loan officer assured that it wouldnt take that long to close.Through this process i have been in constant contact with loan officer, i have been pressing him to close and everything has take what seems super long.

I also understand that you can give them certain assurances where the seller will receive the house back if the buyer stops paying (a deed in lieu of foreclosure). 

These brokers and the sellers they represent want assurance of close.

You may be a returning wholesaler (which you did not state in your initial post) and responding the way you did to posts that are coming from seasoned CURRENT players in the market tends to result in posts being ignored.Second, while you may have done wholesaling in 2008 and before, the landscape for wholesalers has changed dramatically thanks to internet gurus hawking get rick courses to the masses with little to no experience and even less understanding of the market.