The rent multiplier figure provided by broker is 7.18 and Cap rate is 10.35. 

You take either your gross cash flow or figure out your net cash flow, multiply that by 12 (12 months) and then divide that by your all in expense. 

You used the term GRM which I took to mean Gross Rent Multiplier.

Multiply that by number of units and 12 months and divide that by the purchase price of the property and you have your cap rate.

Well, I only believe a seller when they tell me something negative, then I multiply the matter 10 fold. 

Then divide that number by the purchase price and multiply by 100.If the property is in a ‘D’ neighborhood, its considered more risky and investors would want to see a higher cap rate such as 15 to 20%. 

Looking at it another way, your 30% equity position after repairs does not jive with your price points or Gross Rent Multiplier for this market.From @Jeremiah Maughan's post, the income approach (roughly) would be around 44% equity using his best performing properties (1-5.5/9.8).  

If we were not on the same page, my stress level would have been multiplied by 100.

With a multi family,  any mistake or oversight is multiplied by 3.  

(If seller doesn't cry, your offer is to high)You should have a credit line or you cash available and ready to perform Offer to give the agent a percentage of your profit on flip dealsBe serious, don't waste agent's timeHave your goals in place (business plan)Get your name on all auction companies mailing listAttend real estate auctions with your agentHave fun - this is a great business when you work it right - learn alternative creative financing and how to multiply yourself and activities and delegate as much as you can to others.Charlie