For a 2 unit, an appraiser will rely on comparable sales, but an investor looking for cash-flow may care more about income.

As echoed by many, the Midwest, specifically Milwaukee continues to be a strong market for cash flow.  

I have some brand new homes in Phoenix that cash flow with 25% down.

My excess cash flow per year is around $300k in cash, meaning theoretically I could do 6 deals, but in order to make that salary (HHI $722k) I need someone with the time to do the repairs and manage the tenants.

Is it deal flow, financing, or something else?

Investors relying on financing should budget for extended higher rates and ensure their deals still cash flow under current conditions.Scenario 2: Cooling Inflation and Rising Jobless ClaimsIf CPI shows inflation slowing while jobless claims rise, the Fed may begin signaling rate cuts sooner than expected.

That one month of lost income will take seven months of cash flow to recover.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

I threw it into the cash flow calculator and it said it would either even out or it willl have a monthly cash flow of around 300$.

Essentially are you cash flow positive or negative each month?