Can someone tell me what a "good deal" looks like and how to find one or give me a good resource too look into myself?
 I have a lot of drive and resources but don't have direction i want to work hard but don't know how to work efficiently 

I want to educate me self on terms I hear like cap rate and ROI but not sure what the best resources to do that are

My end goal is to know all metrics that go into a deal so I can spot one and capitalize on it.
[{"id": "edj14ty", "text": "Start with \u201cMultifamily Millions\u201d by David Lindahl. Assuming you want to get into the multifamily space. I do not have suggestions for office, industrial or retail. That book is nothing crazy but it will define a lot of terms and take you through all the steps.  Good deals are 100% dependent on your personal opportunity cost. What could you get if you spent your time and money on the next best money making thing. If the time commitment and rate of return exceed next best options then it would be a good deal from your perspective. I know its not a very satisfying answer but the rates of return groups are willing to accept changes drastically depending on many factors (one of the most important being the interest rate on Us treasuries).", "replies": [], "depth": 1}, {"id": "edk1rdu", "text": "You can browse some listings on loopnet.com", "replies": [], "depth": 1}, {"id": "edk642t", "text": "[www.biggerpockets.com](https://www.biggerpockets.com) is the best place to start for beginners. Check out their podcast and the forums over there.  Lot of good information to start.  ", "replies": [], "depth": 1}, {"id": "edl7msc", "text": "get a college level real estate finance book or grab one from the library.  Its boring, read it anyways.  Congrats you will now at least understand the basic concepts.  As far as a 'good deal', well welcome to the club.  Most deals aren't good or bad, they are market.  If you find a way to find 'good' deals consistently let us know your secret and we'll toss some money at you.", "replies": [], "depth": 1}, {"id": "ednomyl", "text": "Good deals come in all shapes and sizes, so there are a variety of ways to find one. One place to start is finding local vacant commercial buildings and seeing if the owner will consider selling. Also, join the mailing list for commercial brokerages and start analyzing the deals they send you. Here is an article on [How To Calculate Cap Rates](https://www.reddit.com/r/HelpMyBusiness/comments/aeabjx/how_to_calculate_cap_rates/).", "replies": [{"id": "ei6pnut", "text": "That article is full of misinformation.  An investor never needs to calculate a cap rate.  Cap rates come from third party companies that analyze closed sales.", "replies": [], "depth": 2}], "depth": 1}, {"id": "edx71cl", "text": "A good deal is one that gives you enough return for the risk, while also having a margin of safety.", "replies": [], "depth": 1}]