Cash on Cash is the % of the return ( your profit after expenses) against the amount of personal money you have invested in the property. the less money you have into the property and the greater the profit the higher the cash on cash % will be.

The info provided is from a wholesaler Please note he states its a teardown and the asking price is more than the comps he provided which are larger properties than the subject property.SFR2 bed / 1 bath 792 sf Lot: 8,599 sfPickup Price: $475KEst Rehab: $775KAfter Repair Value: $1.8M ($450K per unit)Tear down existing home to build 4 brand new townhouses with 3 bed 3 bath and approx 1,500 sf each unitComparables: 12307 Cheshire St # A Norwalk, CA - 3 bed 3 bath 1,322 sf Sold Price: $435,000 14786 Pioneer Blvd Norwalk, CA - 3 bed 3 bath 1,483 sf Sold Price: $422,000 12309 Cheshire St # C Norwalk, CA - 3 bed 3 bath 1,142 sf Sold Price: $417,000

It’s easier with 5+ unit as there are fewer guys doing a larger % of the deals where as with 1-4 family there are a billion brokers. 

The sale would make me whole from the capital and also include profit.

Based off a loan amount of $78,400 at 6% interest and Annual Property Tax of $1,280 and Insurance $750, your payment would be approximately $639.21 Factor in 20% percent for vacancy, repairs, and property manager fees and your left with $752 for a profit of $112.79. 

Long term I'm going into larger MF but need to get some exposure there and capital of course.

I figured that I could buy them, fix them up a bit and sell them separately for a larger profit.

So you are buying the deed, however it is redeemable  which simply means the owner at any time could come forward and say they want the property and the owner would then be required to pay you whatever you paid for the redeemable tax deed and a 20% penalty profit.

Currently i have been looking for a property that puts $200/door in my pocket, since that is what my single families net me currently and after running the numbers, im just not finding these prices... ive made 41 offers on multifamiles this year so far in 2018 with no luck yet, am i just asking for to unrealistic of a profit from these?

So it allows for cash flow/profit at year end- but a tax loss on paper.