It’s tough to fully visualize the problem from your description.

@Amber Saulsbury Relying solely on cap rates might not give you the full picture, as caps can be dynamic based on what you do with the asset upon acquisition and then at disposition. 

This will help you:1) Determine if the property's return potential is worth the investment (when compared to a more liquid investment like the stock market)2) Build credibility with lenders if you elect to pursue a loan3) Understanding your downside risk should you purchase with a mortgage and the market contractsAt 14 units, the property is big enough to be materially impacted by market dynamics that are out of control.

Then if I thing the house ARV is $900k while home got bid for $810k, I dont even visit the house because the risk is too high for me.So having these visualization of price is something that we need to know, before I do even anything.And the more expensive the house, the more irrelevant the budget is

Lots of dynamics for this. 

But, when it seems that the FSBO deals are running thin and most people are signing with agents, it seems that you HAVE to make offers on homes rep'd by an agent.So, how do you manage that dynamic?

But, the health of the local economy, given the small town dynamic, is of course directly tied to the availability of jobs.  

I have a PhD in Theoretical Chemistry/Quantum Dynamics... https://pubs.aip.org/aip/jcp/article/142/24/244112/74387 ... and I literally designed and built my own house off of 30A in Florida ... https://www.scenicsir.com/homes/242-Blue-Gulf-Drive/Santa-Ro... ....

Hi Everyone,With the current dynamics in the South Florida real estate market, I'm curious to hear your thoughts and strategies regarding condo investments.

We handle the permitting process, bookings, all guest correspondence, 24 hrs emergency, syndication to 50+ sites, dynamic pricing, marketing, coordination of cleaning etc