Cash flow on Multi-family

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Salutations BP community, I hope you're having a sublime day on this day, a day with wondrous, illusory dreams. Alright, I'll stop. Onto a more serious note, imbued with gravitas, I am looking to use my home equity to invest on a multi-family. So I need to know what's the typical cash flow that an investor gets when buying a multi-family real estate? I have used the 50% rule and the BP calculator to analyze various properties and the cash flow is marginal. Also, what sort of set of personal indicators you use to tell if the multi-family property is a good investment? I live near Boston and would be interested in hearing some provincial local advice. But everyone's opinion is appreciated too. Thanks!