There are currently a handful of properties that meet all of the other criteria available now, with a cap rate of 6.3%-8.2% (including PITI, 3% vacancy, 10% management, 5% capex) and CoC 6.8-14.5% with 25% down (and about a dozen currently under contract that would have also met the criteria).

Last I saw for primary/secondary markets you can expect a cap rate sub 8% - again this will be highly dependent on what is actually happening in your market so do some DD here.

If you invest in jackson ms, Does anyone know or have an estimate of a Cap Rate in Jackson, MS off county line road?

Figure out how to get a cap rate of 9% or 10% and cash-on-cash over 16% with 20% downpayment.

Using that figure, you would expect to clear 55% (100% - 45%) of the gross rent as profit or $5000 * 55% = $2750 every month.Looking at it from a cap rate perspective, you could say the cap is 5000 * 12 / 80000 = 75%, which is certainly higher than any cap rate I've ever seen.  

I saw a 48 unit that claims to have a cap rate of over 13%.  

You get a cap rate of .09.

Is that the cap rate for properties in that area, or is that a cap rate that you want to attain?

I know multifamily really well and am currently working on a couple of deals presently valued at around $900k with cap rates around mid 4%s and another one around $1.8k with a cap rate around 7%.

Do you have a cap rate or a before debt cashflow that you like to see?