I'm currently looking for residential multifamily prioperties, with cash flow as the driver. 

The rates are not a driver for me at this point.  

And my main driver an investment is what CoC return is.Now with that said, I have started to look at more investments with a lower CoC (as I have more financial capacity now) and a higher IRR.

They sent a freaking email back to me with my SSN and SSN card and drivers license attached everywhere in the PDF attachment.

Like said though if there ever was a state that the locals should stay in and invest in .. in my mind its that one.. no state income tax is a huge driver in my mind.  

Class of property is more of a driver regarding tenant turn over.

I was hoping to find a group or someone willing to teach me about this market as I work a full time job as a delivery driver around town, as I see a lot of vacant homes in the areas I deliver to and would love to start walking away from the corporate money to making my own for my family to spend more time with my son(8yo) and reduce or eliminate the amount my wife works..

If you own it for 2 years as your official primary residence (where your driver's license and voting is registered, oh and where you officially live, of course), you'll qualify for the capital gains exemption up to $250k when you sell.Sometimes just having another pair of eyes helps to uncover your options.

If in your personal name the Drivers License, if in Entity then operating agreement, certificate of good business standing.Previous tax return showing that the unit has been rented in the past by you.Occupancy permit issued to you or your entity.Rental Inspection completed by a gov't official issued to you or your entity.Are you registered locally with any chambers of commerce, etc.

We have an extremely diverse array of positive economic drivers that yield stability AND growth, and virtually no permits to build units that rent from $650-$1000/mo.... keep in mind, we're still able to find 7 and 8 caps, with value add potential due to below market rents.