Proforma and Making First Purchase

[Cp Rahaim]

I am creating a proforma to analyze deals. I am looking to buy my first property and need some advice on metrics. Do you look for a certain cap rate? Cash on cash return? NOI? Appreciation? Also, do my numbers look out of whack? I use a lot of absolute numbers instead of percentages (e.g. Cap Ex at $30/unit/month). I'm looking in central MA and RI and primary goal is not to contribute cash after intial purchase. Finding it difficult to find anything too decent that give me a comfortable return? Any feedback would be appreciated. Thanks