I know that interest rates are high, however looking for opinions on these numbers.

I have a deal I am currently looking at in Chesapeake Virginia, and I would love your thoughts on this:12 units 1bed/1bath apartment built in 1912 (renovated in 2018). 9536 SF, the asking price is $995,000 at 8.07% cap rate with a NOI of $80,106.

Yes, we call the employer directly using a number found online, not the one provided by the applicant, and we verify their employment and pay rate.

The cash-flow were getting is not justifying the amount of work going into BRRRR type deals (at the higher rates). 

Also just to add, we did provide an entire packet for the appraiser of the updates, added value, AirDna data with occupancy rates and market data of neighboring comps.

I just think that (1) OOS is more difficult than advertised and (2) higher rates have hurt 'cash flow' at every price point.You have Scranton, Allentown, Lancaster, etc. within a couple hours of you. 

OTOH he wouldn't have to finance the land purchase or the demolition at today's interest rates.

Look for places that appreciates even when interest rates were at their highest.

I usually tell my investor clients that if the building itself will be in a flood zone (not just parts of the lot), it's not worth the investment unless it's a steal and you're able to pay off any mortgage easily if flood rates rise ridiculously (and you can afford to pay for any flood damage, yourself). 

Are you able to tell which ones are the A class, B class, and C class properties based on how much it is being sold for and what types of public schools are available in the area?