Schools?

For City Parks about 200$ and City Schools about 2300$ I see in my tax bill. who is supposed to pay?

Run the math so you’re clear on cash flow after expenses, not just the purchase price.I’d also suggest checking rental demand in the neighborhood talk to local property managers, look at vacancy rates, and drive the area at different times of day.

That being said, these rates are “SHORT-TERM”…not the longer term rates that mortgages use.

But should I worry about the low ratings of schools and being far from Bay Area?

If Feds drop the rates next week I don't expect any significant changes in mortgage rates.

If it's over 4 units, the rate will be much higher than 1-4 unit deals right now.

How many lenders do you track in Massachusetts and how often are you updating their rates?

Cap Rate is very important in commercial real estate because properties are valued based on the income approach. 

I am trying to think of any time cap rate would matter more to me, so cash flow would be the primary driver.