Some of the REIs are awesome and some are pure cra...ummm...garbage.

In other words there is plenty in between the pure money investor as described by Bill, and the real estate wholesaler/business owner.

Cap rates are also used for valuation, but let's face it, valuations are purely ASSUMPTIONS.

And yes, anytime anybody suggests that there are other ways to invest besides purely for cashflow, we get labeled speculators ... that's fine, I'll laugh all the way to the bank.

@Rebecca Waranch if zillow's "zestimate" is actually close to the true value its by pure luck.  

Thanks in advance :) Jared you'll need to know a range of cap rates for your specific:-structure age and condition-tenant base or type of renterYou go get comps of most recently sold multi family buildings in your range of units 25-35 units.You look at the NOI / Sales Price = cap rateSo first you have to understand what a cap rate is what is a NOI is and how to calculate itHow you can manipulate NOI or CAP rate to make a seemingly good deal as a bad deal You have to know the difference between a bad deal or a good deal otherwise you might be setting yourself up for some hard times.Most agents have no clue (in depth) about what cap rates really other than its a formula of NOI / sales price = them selling a property to you to make a commission and its a number you as an investor look for.To determine which cap rates you're willing to invest in you'll have to know how the "cap rate," and this subject property will affect your financial statements otherwise you have no way to plan and you're purely "winging it."

I'm looking for a pure cap-rate play here...ideally paying cash and refi-ing out the $$ into other rentals.Any and all comments are much appreciated!

I don't think (Lebron nor Kobe) were waving a white flag they were just acknowledging what the league/fans and pure numbers of their individuals greatness proved to the world.. 

These homes were purchased purely for life and not investment purposes.

It may not cash flow well purely as a rental, but if you consider the savings on your living expenses as extra cash, then your cash on cash would be through the roof compared to other properties.