This BP analyzer is pretty superficial...If you are wondering if you should pull the trigger, you'd need to have a set investment criteria, and then we'd have to ask if the deal in question meets those criteria...this is a residential property valued by comparable sales...CAP is irrelevant entirely...Cash-on-cash merely puts your property on the same level playing field as other similar properties for the first year...it doesn't truly dictate a good deal.

And also how difficult is to get investors?

If a MFR produces 10k of operating income and is valued at a 10% CAP rate, the value is $100k.Assuming the CAP rate holds relatively constant, the value won't increase until the cash flow increases. 

(Later I learned that assessed value is calculated with different cap in class 1 and 2. 

Now I am ready to invest and of course, I'm late to the party :(Everywhere I turn, I find cap rates below 5%, and I don't really want to go into risky C or C- properties or Rust Belt markets for my first investment, as I might find myself squeezed if the market crashes, assuming we are closer to the end of the up cycle now than we were 5 years back.So what is your advice, seasoned investors?

Just difficult now knowing this is absolutely what I want to do and of course have to put the brakes on.

Radiology tech can make 100k with 2 yr degree.A side gig with Postmates will always be capped near minimum wage.

We have $25k for emergencies, and another $65k either in brokerage accounts or high interest savings/checking accounts, though we're pretty far behind in retirement savings due to some debt I had from the only other time I've been a landlord (a long story about getting screwed by a RE attorney/property manager from a home from my previous marriage), which has been paid off since 2013.I've known about my unemployment since Thanksgiving and am trying to move up the corporate ladder, but am finding it difficult to progress to in-person interviews for job titles that are above anything I've had yet, but I am getting initial interviews for VP/EVP/SVP roles with recruiters.

Commercial real estate is valued based on net operating income divided by cap rate.

However, it seems like a 4-plex would be difficult to finance unless owner financing was involved.