But the biggest takeaway is, if you are only making 6% returns in cash flow and you are not assuming any appreciation, I would buy a money market today.  

I've done my research and feel that this is slightly below market price.I plan to move into downstairs unit once I can get current tenants out. 

I'm seeing a lot of properties go in 24 hours or less after hitting the market. - The suburbs and areas with desirable school districts are HOT.

But if I'm targeting seller-financed sellers, I'm not really targeting distressed sellers.For example: I came across a seller finance deal for a 1.1M 6-unit MF property, but the owner wanted 100k over what I thought was the market value. 

@Mark WalkerIt truly depends upon the market.

The May 2024 market report from the Austin Board of REALTORS® (ABoR) shows that the median home price in the City of Austin rose 11.6% to $608,438 over the past 12 months.

Maybe have them do your marketing. 

I am partial to the midwest for cash flow and good appreciation if you pick the right market.

The only other way to get this info is to run rent/lease comps yourself (~10-15min), or do enough projects in that area to where you have it.Or for Thousand Oaks, etc:Or if we have a choice between two projects in different markets, I can use this chart to compare the two rental markets:-Basically anything to the right of 0 means the rent price/sf/mo has been growing QoQ, and the height is the current $/sf/mo of that market. 

Here in Reno, NV area the new construction has been appreciating faster that the market in the last 6 months.