Trouble finding Cash flowing Houston Small MultiFamily

[Robert Allen Lin]

Hello, 

Embarking on my first real estate investment. Aiming for small multi family du-fourplex. Within Houston's beltway 8, there isn't a lot of property under 700k. Based on properties I've done back of the envelope analysis for, the only way I'm conservatively breaking even on cash flow is with 50% down. Criteria of $100 cash flow/mo in addition to a 5%+ CoC return feels futile. Any structural or big rehab is also out of my area of expertise. Is anyone running to similar issues? Or is there something that I am missing?