I know that MF properties are valued by the revenue it generates but I still want to compare since we are reaching out directly to owners and dont want to go in completely blindsided.

Both of my grandfather's had single family rentals in their younger years and have encouraged me to look into rentals, which has lead me to Bigger Pockets I've been voraciously consuming old podcast episodes, the last few webinars, forums posts etc. 

You don’t know the choices that were made that have lead them to where they are at.

I already have a couple realtors sending me leads for single and multifamily houses, however I was considering doing the same with commercial brokers and trying to connect them/their deals with other investors and companies looking to buy.

Keep your personal desires out of your business decisions, they will always lead you down the wrong path. 

This inherently makes me worry about you getting unmotivated to buy your next one since this one likely won’t cash flow much per month, BUT if you’re patient and understand the purpose of the investment then this could still be a great deal because it will lead you into your next property where you cash flow much more.Like: So this deal doesn’t really fall into the normal type of property that I invest in because there is a lack of cash flow per month, but stay with me for a second.

I note that you asked specifically about “cash-flows”, which has multiple components each treated differently for tax purposes.In general, you can start with NOI, next you have debt service and cap ex, which can get you to cash-flows.The interest portion of your debt service is tax deductible (possible subject to limitations) and the principal portion is not because you get basis in the asset for the loan principal, which generates a depreciation deduction.Similarly, cap ex is generally not deductible currently but the expenditure is capitalized and depreciated, similar to the initial basis in the asset.In summary, you have cash and non-cash tax items that cause your taxable income to differ from your cash-flows and taxable income * tax rate determines your tax liability.

However, I am not sure if Its totally crazy to map out times to call all of these potential leads.

Most deals I'm seeing generate 3% cash on cash, optimistically.   

. - City rental certifications can be required- There is certain paperwork that you need to give someone at the time of signing a lease with them (lead based paint       disclosure and pamphlet, inventory checklist, etc...)- If someone stops paying rent you may need to go through an eviction process- When screening tenants you need to do a thorough check of who you're renting to- There are several Fair Housing laws you need to be aware of when placing a tenantOften times, a PM company will even be able to cover their own cost by receiving the highest rental amount possible for your investment, most likely higher than you could by yourself due to the exposure and avenues they have for marketing.