This is not uncommon; people do not want their exact purchase price publicized, so they report the transaction as some nominal amount - I usually see $1.00 or $10.00 for these.

Which is why it is not uncommon to see experienced investors setting up private investor (attraction) programs, and structuring deals with 100% LTV's.Cap Rate, or "Capitalization Rate" is a little less straight forward.  

Nothing really strange about cluster housing on one parcel, by unconventional I meant you're probably not a PUD at 6 units as a conventional MF development, It's an unconventional use of one parcel having separate living dwellings, and I've had several so they are not so uncommon. 

When you are looking for new investments it isn't uncommon to have to look at a lot of properties (like 100) before you find one with potential.

Not uncommon to see $1500/month + utilities for a 3 bedroom.Anyone able to offer insight?

There is actually very little actual "multi-family" housing per se, because we are so rural, so it is not uncommon for people to rent their basements out to friends and family. 

The net result is that it's not uncommon (again, my personal experience) to see a commercial multifamily listed but if you drive by you won't see a giant "for sale" sign in the front yard.  

Also, if anybody could share any uncommon tips to better leverage the MLS that would be great as well.CAVEATS - (1) I am not using the true MLS, and I know I need to talk to a real estate agent to ensure I am getting the best results. (2) I am planning on doing a live in flip so I am not as worried about the carrying costs associated with house flipping (although I am definitely leveraging them within my calculations).I appreciate all the help, Thanks!

When I try to analyze multi-family units, it's not uncommon for the monthly incomes to be near break-even or even negative in a lot of cases, or the properties are just TOO expensive.

This size is uncommon and not available at retail houses.