Quote from @Devin James: When running numbers on an investment property, I focus more on equity growth than monthly cash flow.Here’s why:If I can acquire a property at a low basis and add significant value, I can: 1) Sell and reinvest elsewhere 2) Cash-out refinance to recapture my investment.

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

You can look into low-income neighborhoods usually the properties are of lower value, but I'm not quite sure if that applies everywhere but I know in Florida I see it here and there, and if you need help looking I don't mind helping.

Mortgage rates and PMLs are 8-12% plus points right now so the deal has to be a low enough entry. 

Looking for a house we could house hack, had an incredibly low interest rate on mortgage and house has increased in value about 42%, an estimated 180k in equity.

It’s just more than I can afford, and I don’t want to offend you with a low offer.”

I'm working with a company who owns a small, 19 unit, senior and low income apartment building.

It makes less and less sense in a market with low inventory and high interest rates.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

I'm running your numbers and getting in the low 20% range.