If you go for more than 5 units you'll get into commercial lending so you'll be looking at 30% down or so and in LA for a commercial property that wont be cheap. 

I have each unit in the building with a unique rent rate, so even if the tenant does not have the teller enter a note with the deposit (they often do), I still know who the rent payment is from based on the amount. 

They're all going to use NOI/PITI, but you'll experience a range of DSCR requirements which will directly affect your max LTV and you'll also experience a range of rates.

However, despite several months of searching, I'm struggling to find properties that break even, especially with current interest rates.

Folks get caught up on losing their interest rate.

All these fees needs to be arm's length rate of course and need to be documented.The interest rate is one portion of your deal.

I think most investors are feeling the crunch of low inventory, higher prices, and high interest rates.

I have my own website, but I link over to that one once a guest clicks on Rates & Reservations.

Obviously you want to pay attention to your interest rates, cost of appraisals, and fees for refinancing.

Do not over improve but don't go too cheap when the area calls for higher finishes.