A few factors of course such as area, target market, etc.  

This is outside of my target of 8 to 12 years.

I have general target prices in mind and have filled out a rental analysis and deal evaluation spreadsheet I found on this forum.3.

Why wouldn't you just keep looking and offering in a way that targeted positive cashflow? 

Would recommend better defining your target market, property type and price range, so we can offer better advice.

Same goes for inflation, celebrating inflation went from above 8 to below 8 is like a 150lb person gained 300lbs and then lost 10. pounds.

generally speaking this would need to be done with either seller financing with release clauses or all cash .Major issues are going to be zoning and what can be done.. target props you like get feedback then go to the city or county whoever is the controlling agency and ask to talk to a planner this can usually be done over the counter will give you a quick look at what can and cannot be done. 

The seller can tell you to pound sand or make a deal, we cannot know what conversations and what your contract says. 

Having said that, your odds are better if you target a specific type of buyer. 

Who are you targeting as your customers?