Can I trust the MLS for good deals?

[Victor Nguyen]

I am a first time real estate investor trying to buy my first property to rent out. I am mainly looking for a single family home in the DFW area. I have been talking to a real estate agent and he has been sending me a lot of properties to look at but the numbers just don't make any sense. Most of the single family homes are around $290k-$300k and the estimate rent for the area is around $2,100-$2,300. After calculating all of the properties, the average cap rate is around 5% and the COC ROI is always negative (I am putting down 25% for a DSCR loan). Most of these properties are going to take me 6-7 years to actually have positive cash flow. Is that normal? Or should I take my time and wait for my real estate agent to find me a better deal?

I understand that for single family homes, it takes a while to get positive cash flow, but is 6-7 years way too long?