Expensive Multi-Fam w/ 10% Down

[Blake Alexander]

Hey BP!

I have a client who is looking to buy a 4 unit multi-family with 10% down. The issue is prices in my area generally require 40%+ in order to cash-flow. There are also rent controlled tenants in many of these buildings who are nearly impossible to get out, many of whom are paying 1/2 market rent. 

Is there a better way to go about this search? Can I reverse engineer this in a way to find only the buildings that will cash flow at 10% down?

Any help would be appreciated! 

[Dean Letfus]

@Blake Alexander you might be better to get your client to find a market where the numbers do make more sense.  It's like he's saying "Hey I know all your new cars start at 20 grand but can I buy one for 5?"  Are there satellite towns where values are lower but still decent rental demand?