A so-so deal that is cash-flow neutral will often become cash-flow positive over time.

I am indifferent to cash flow difference of 200/ month and 500/month, however, I do not want to be in a place chasing long term equity while being negative cash flow.For tax purposes, if I broke even at the end of the year, I would consider it a win.

This 4plex is in a class C or D neighborhood (not exactly sure which) but my realtor and I saw the potential in it due to the cash flow/COC numbers we calculated and the fact it had a ton of work done to it in 2017 to get it to decent shape (all new electrical, furnaces, HWHs, renovated apartments, new roof, all doors and windows, etc.) 

Anyway I dont have a dog in the cash flow hunt.

Whether they have a problem or not, building in an area like that requires some different considerations.  

Look into the average over the last couple years for your properties.2) Cash flow.

I am primarily looking for good neighborhoods and would like some advice as far as where around Memphis others have investments and what parts of Memphis are better than others.Seems like appreciation is not very good so I would be mainly going for cash flow.

Are you cash flowing the property?

Can you verify they will have the cash flow for this? 

Cash flow was immediate, and I’m clearing over $2k per month net profit.