Combined, I'm seeing about $2k a month in pure cash flow.

You have a little more leeway with the numbers as a house hack rather than pure investment property.

Or is it a pure rental?

My purely anecdotal experience over the past...I don't know...6-12 months...is that there are a lot of multi-unit properties that are going on the market and then being taken off the market after 90-120 days. 

yelp review I'm mostly from the tenants. half of them are purely emotional but  half of them are pretty factual and leaving me with the feeling that my p.m. company Can turn a good tenant into bed Tenant.  

That limits the market to only pure investors, many of which who are looking for larger buildings.

Isaac,Before we get started, pure cold calling is probably a 100 to 1 ratio or so. 100 calls gets you an appointment.

@David OThat is pure gold man...

I've heard for larger (5+) units considered commercial it's purely NOI/Cap Rate, but what do I do for something like a triplex which are harder to find comps?

He's doing well, has the same issues we all have and the distance makes it a bit harder but he makes it work. 4-3 team OOS.So of the few people I know investing OOS, the successful ones all lived in the area when the properties were acquired, which is probably not considered true OOS investing, while all the pure OOS investors got burned.