4 Plex... focus on cash flow, cash on cash, cap rate???

[John Sherwood]

Hello Bigger Pockets brain trust,

I'm looking at a 4 plex... cash flow looks decent, ~$120/door. Cash on cash looks like it would be about 9.5% (Brandon Turner talks about trying to get 12%), and Cap Rate is looking like it would be around 8% - which seems ok for the area (not amazing) to me (I know these are very area dependent)- and if it were in Bay Area I'd kill for 8%.  I'm a little hung up on the cash on cash and cap rate. Am I being too picky? 

The place is at the edge of a gentrifying area, so there's some potential (but also some risk). Units are rent ready, but basic.