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A house hack using an FHA loan bringing in $4200 in rents a month with a monthly cash flow of around $850 including vacancy and Cap-Ex allowances.

Also re: appraisal, do appraisers look at cap rate comps, or something else?

So as rates rise, which will effect all real estate, it will have a larger impact on multifamily than other types of real estate, because the delta between interest and cap rates is typically tightest in multifamily, since it is the "lowest risk" asset class.  

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I estimate 350-500K in repairs and the ARV based on conservatives numbers at 8% cap is around 1.6 million.I have been "winging" it on my previous buildings to an extent but all of them turned out great with excellent cash flow and big forced appreciation. 

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

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If we decide to put in an offer, a successful bid may end up being in the 420k price range.For next year's (2022) property tax assessment, can I assume the county will not stick to a max 10% cap on the assessment (320k+32k) since this is an investment home and instead it can be at the minimum, my purchase price or more?

I would max the VA loan out too because once you use it one time there is a cap on it if you try to use it again.