I am having a hard time running comps due to the difference in the units, as well as knowing a good cap rate range.

It's a bit out of range for my agent friends in Asheville, but I recall that @Jordan Lockaby has a good contact down there.

There are a to available in my price range of 250k-350k.

I'm wondering what the general range is for properties in western Durham.

Normally I'd go in once or twice a week and adjust my prices with a target range of 40-60% occupied over the next 30 days.

i would totally do a house hack but it is simply out of my price range here in Sonoma County, CA. i'm working with a realtor to potentially find a property with an ADU in the back but it's not likely I can do that here.

I am now looking at multiple MFs but the moment I add my forecast of tax increase (new market value, new assessed value and increased tax calculated from the county calculator), the deal becomes worthless or is at least not in the range I am looking at.

Even in our Toronto & Canadian markets there has been 3 major declines over the last 20 years ranging from 10-28%. 

Within that price range I would guess that you would probably be looking closer to a Jacksonville type area.

My real estate agent basically telling me that at that price range anything I find is going to be very distressed and I need to come in with cash reserves to do a lot of rehab.