Also the majority of the owners we negotiate with are not professional real estate investors, so they often prefer discussing sales price in terms of "price per pad", as opposed to cap rates and GOI/NOI.

KW has a competitive CAP/Commission split structure (I can explain in more detail), tons of training every day of the week, we have active investors in our office, good mentors and an energetic office. 

Yes, active! 

Majority of the owners are deceased, and skip tracing next responsible, (or even current forwarding address for any still alive) has been difficult.

Sarah was named Broker of the Year last year and Tru was the first brokerage in the Valley to manage a blockchain transaction.Very innovative and a majority of the agents there are investors who came because they needed the freedom to do their own deals.

You need to see some consistency in the market: a) have the jobs been coming in for the last few yearsb) have the population been increasing in the last few yearsc) does the area have industries diversityd) who are the major players in the employment industry?

Not something I would recommend but it was my first deal so I kinda both majorly messed up and hit a home run all at the same time. 

Since I've become active in Yonkers the last 3 years the property values have shot up enormously surprising a lot of the investors.  

In CA I can email title company day of the sherif sale and within two hours I’ll get the clear to close title very or detail title report..... i am finding it very difficult here on the east coast  when I was an active buyer of courthouse steps our title company kept a running spread sheet of every NOD in the 3 county area and updated it daily for us.. then we call customer service morning of and they do a date down for us on the phone..  

George, I have to preface this by saying I'm not an active agent.