BARE BONES NUMBERS ---- WHAT WOULD GET YOU TO INVEST ?

[Nicholas Moffett]

I pose this question to EXPERIENCED multi family unit buyers. 
2-3-4-5-6-7-8- Plex units. 

WHAT ARE THE BARE BONES RETURNS YOU NEED TO INVEST ?

For Example.  Lets say your going to buy a 4-Plex for 120k and it needs 20k in rehab to be market ready.  Total investment 140k.  

What is the MINIMUM return you need to invest and how do you calculate it (I know there is a calculator on here)
-What cap rate do you need to make the deal worthwhile?
-What demographics do you look for and how do you run them?
-What is the rent you look for ?  Does $600/unit attract the wrong kind of tenant?
- Do you pay cash or do you finance?
-Do you carry liability insurance? how much does it cost?

Basically, what's the recipe?