Cap rates are manually typed in by Brokers/Sellers so accurate or not depends on the property.

What type of investment are you looking into?

When I choose detailed property types -> multifamily 10 units plus or multifamily 10 units less, then nothing comes up.Is listsource not good for multifamily in Texas?

I can recommend a bunch but it depends on what type of loan you are looking for.

Form some type of corporation or an LLC that will protect you personally about deft problems or other business mistakes.  

Here are the duties that can be performed according to the FREC:Permissible Activities of an Unlicensed AssistantUnlicensed assistant is defined as support stafffor a real estate corporation or other licensed individuals.Answer the phone and forward callsFill out and submit listings and changes to any multiple listing serviceFollow-up on loan commitments after a contract has been negotiated and generally secure the status reports on the loan progressAssemble documents for closingSecure documents (public information) from courthouse, utility district, etc.Have keys made for company listings, order surveys, termite inspections, home inspections and home warranties with the.licensed employer's approvalWrite ads for approval of the licensee and the supervising broker, and place advertising (newspaper ads, update web sites, etc); prepare flyers and promotionalinformation for approval by licensee and the supervising brokerReceive, record and deposit earnest money, security deposits and advance rentsOnly type the contract forms for approval by licensee and supervising brokerMonitor licenses and personnel filesCompute commission checksPlace signs on propertyOrder items of repair as directed by licenseePrepare flyers and promotional information for approval by licensee and supervising brokerAct as a courier service to deliver documents, pick-up keysPlace routine telephone calls on late rent paymentsSchedule appointments for licensee to show a listed propertyBe at an open house for: o Security pulposeso Hand out materials (brochures)Answer questions conceming a listing from which the answer must be obtained from the licensed employer-approved printed information and is objective innature (not subjective comments)Gather information for a Comparative Market AnalysisGather information for an appraisalHand out objective, written infonnation on a listing or rental

What type of investment is going to be?

The tenants are smokers, have a record, and are possibly getting a dog (through some type of disability program) even though their current lease says 0 pets. 

Basically, its an auction type of sale, the winning bidder has to have funds right then in cashier checks.

Westerra CU does those types of HELOCs.