Perhaps you need to find an off market deal to get something that works for you or something a little further away from the primary market. 2-4 plex prices tend to rise and fall with the residential market vs the commercial market (which depends on NOI).

As @Parker Stiles asked, it will depend on your goals.

@Jake Walroth your question is a bit vague, it depends on what type of property you were actually buying.

It all depends on your strategy and current needs.  

-depending on sale price, cap rate will be in the 8.8%-9.3% range(rent increases each year).

They are different for each LLC depending on what business /purpose you have the LLC for.

Depends on what type of RE you do.

Some of the "no money" conversations and strategies also depend how liberal you are (shades of @Jd Martin here) with defining your "own money".  

Buying dollars remains an up and down effect - depending on multiple conditions out of my (our) control. 

Depending on what this rents for it could be a break even property.