A cap of 5% is not really upside - the property is performing at pretty much best capacity. 

Hey everyone,New investor here, i'm looking to purchase my first rental property and my main issues are :1-Like most places the market i'm in is very hot now, the numbers are not adding up very well and there's no way in hell to find something that will make 10+% cash on cash.2-The only "cheaper" better performing stuff will not be the beautiful brick and mortar, 4 or 6 plex, you know the one that was built for that purpose.

Not surprised your sales training by actual top performers blew out the Rich Dad fan boys.I think Rich Dad is a great book for motivational purposes (if that's the kind of stuff someone's into).

This is what the lender told me, as he said that the bank underwriter performs a title search on all parties first before issuing any loans

since they only performed 3/4 of their contract and are responsible for rent until end of contract or the property is re-rented and you now have accelerated turn over costs. 

Do you have a lawyer handle your title and lien search or do you perform them on your own ?

The exposure on the phtographs was not performed properly. 

You can find out the size of a bank by searching for their Uniform Bank Performance Report which is filed each quarter.

I can cold call 10 contractors and get maybe 5 to show up to an appointment to bid a job, 2 or 3 will actually return a bid when they said they would and if we are lucky 1 of them will perform good work at a decent price.We have also have a contractor referral list that we share with our clients.

The normal cost paid to investigate or otherwise pursue the acquisition of real property need not be capitalized  if they relate to activities performed in determining whether to acquire real property and which real property to acquire.