Define what you want done, walk that line.

Cap rates are not very well defined as sometimes they don’t include repairs or vacancies.  

It depends how you define by breaking even.

If you have well defined investing guidelines you don't need a crystal ball. 

EXACTLY Darius its well known in those circles  this is why the state of PA is coming out with new laws that will clearly define how the lease option works and treat it more like a seller carry back with Dodd Frank protections.. 

Especially with high interest rates Hey Olu, It's definately hard to make properties pencil from day 1 but my reccomendation would be to practice practive practice underwriting deals to know a deal when you find one.

@Eric Formiller please define how many units are "multi-family" to you...

The framework I defined for myself may not be helpful for you, but I thought I'd share it anyway. 

When we connect with like-minded investors, magic happens, synergy takes hold, and success becomes our middle name.Take these lessons to heart: embrace consistency, define your investor tribe, ditch the pointless content, and find your investment soulmates.

There is verbiage in Section 11.131 of the Texas Property Tax code that states that exemptions only apply to residence homestead, defined as the portion of the property that is occupied as a primary home.