Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

Wow, take a breath, based on what you wrote here you've earned it. 

Strong performance so far.

Rather than concentrate on the initial cash flow, concentrate your effort on markets that have indicators of strong rent growth.  

I am a real estate broker and property manager based in Clarksville, TN and I specialize in working with investors.

So bye-bye all the Brrr's and Multi's and what not, we need SIMPLE, right, a good simple SOLID base-hit, right. 

Thanks for touching base and let me know if there's room for collaboration on any of your projects or just willing to share lessons you've picked up along the way.

Because it causes one to think about the way they invest, the reasoning behind their investments, and the success and failures their investment tactics and strategies have produced.I make a decision to pursue a real estate investment (or really any investment) based on an evaluation of risk vs return.  

The beauty of this is that intermediaries who work with me know that I make “fair” offers based on VERIFIABLE facts, that I follow through with completed deals unless important information was with held or information provided was false, and that there’s absolutely no value in presenting deals to me where the seller/borrower/investor is unrealistic, naive, or otherwise wanting to “test” the market.  

This is anecdotal information based upon the interviews I’ve had with operators across the country.