I would buy 5-9 in cash or moderate leverage

I can't ask you to contact me because it's forbidden by the moderators.

@LarryF - perhaps as my first post on biggerpockets (moderator needed to vet the post first), they wanted to limit the damage I can do!

There is low-risk, moderate-risk, and high-risk deleading work. 

Now, finally interest rates are beginning to reach a moderate level, rents have topped off, and purchase prices are above the realm of "bargain". 

Definitely negative cashflow for the near term, though.As you can see properties like this are mostly just speculation plays with moderate negative cash flow. 

It’s also in a city I know very little about (Norfolk, VA) here are the numbers- I welcome your thoughts/ insights:$259k - sales Price (4- unit building fully occupied)$1460- total mortgage payment (after 25%) down $305- Property Management Feee (10%)$105- trash (total water is $315 p/m but seller bills water to tenants and has it written in the lease)$60 - lawn careTotal rents are $3050Owner says monthly expenses are low.The best case scenario is net income of $737 assuming $400 extra monthly expenses (for worse case scenario unexpected expenses which always come up) and assuming all the tenants pay their rent.Positives- - Seems to be a good cash flow if expenses are kept low and everybody pays- 4-plex is located in an 85% residential area- building is ok condition (built in late 70’s) except roof is 18 yrs old- all tenants are gainfully employedConcerns- while the neighborhood visually looked fine, according to crimemapping.com its a moderately high crime area.

Seems like yesterday when he and I talked on the phone about me becoming a moderator.

I’m confident that I can find moderate success with the network and skills that I have; however, I‘d like to make sure I‘m thInkIng about this the rIght way.I’m under a few assumptions that I’d like you all to either support or poke holes in.

Moderator Note: Do not post duplicate posts in multiple forumsBackground bullet points: A couple move into a unit on August 14, 2017.Tenants broke up in October, she moved out.