Buying in San Diego w/ VA Loan

[Nico C.]

Hello BP!

I have my VA Loan available and I am ready to do a Multi-Family house hack in San Diego, CA where I am stationed. Only problem is: these numbers are brutal. The best projects I can find I will barely break even (in terms of cash flow) until years 3-5. As investors we don't bank on appreciation (even though in San Diego it's pretty safe), so what are good metrics for a hot market? Am I looking at these deals the wrong way? Should I be thinking in terms of how little I will be paying out of pocket for my living expense instead of whether or not the property "cash flows"? What is the best strategy here? Put little to no money down, add value, raise rents, lower expenses, etc.? If I have no money down, and can find a way to break even each month, seems like that should be good enough, right? Sanity check requested.

Thanks,

Nico