The only MF that would be appealing to me are properties big enough to have on site management in in A or B locations, but thye have been running on such low cap rates for the last 5 years that I am not intruiged.

What is the average CoC % deal & what’s a good cap rate for rental properties in Phoenix AZ currently ?

Most Bank or CUs cap at a 25-yr amortization.

Cash flow can at least break even the operation cost, with about 5% cap rate for SFH. 

With the neglect of the home, the current rehab has grown past the FHA cap. 

I'm hoping to purchase around 10 cap rate.  

In the future I will post to those and also use the syndication feature available to me through RentecDirect. 

Some leases have automatic rent increases that cap at a certain percent.

If so, I like the 10% in both repairs and cap ex.Where did you get the rental income amount from?

If I’m not mistaken propstream now has all of those features.