he told me that Washington is a private land(hard to buy) or something like that but it seems that my affordable price range of a house is 40k :( sounds to bad to begging with. so ill need my wife's credit score even that she do not work to improve that issue and also He needs her SSN(true?)

Is there a certain range in cap rates cash on cash returns or any other metrics that investors in the BP marketplace typically look for ?

The cheap part of town or mid range?

I was thinking of changing $ figures to percentage ranges, but again credibility is necessary.

Currently, have offers/LOIs on apartments ranging from 8-30 units.  

Let the PM help you decide if the rent it too low and let them put a quality lease in place.I've found rent to own properties in this price range don't typically work out since the tenant/buyer has too low of a credit score [I shoot for a 550 minimum] and/or doesn't have the additional down-payment needed.I'd suggest just having the PM bump up the rent as much as they can, get a signed lease and let it run as-is for as long as possible.I hope that helps.- it's always good to see another Hoosier utilizing this great site!

So my wife and I can get a loan and we want to get a multifamily to "house hack" but everything is out of our range.  

You need to have a repair estimate in mind, remind them that they won't be paying closing costs, repairs, etc.Educating the seller goes a long way in negotiation, but that can only work if they are sufficiently motivated.

The homes I have seen with pools are in the $1 million plus price range.  

I buy projects from them and have ranged $8-$17k final and expect the worst, so far all 3 were great ROI.