With rates on the rise and the market as hot as it is, a lot can happen in 7 years.

Commercial apartments are done around $110 - $140/S.F. for low rise products, but they have scale working for them.

I look for $150 per door after i move out in net profit each month.

Hard work man...Calling your sphere, call arounds for other listings, door knocking, open houses, networking events, social media, forums like these, etc etc. 

I want to spend less than $3,000 on inspections and closing costs I want to spend less than $20,000 in initial repairs and rehab Schools above 6 rating Tenants pay all utilities Ideally: Rent 1% or more of ARV Ideally:10-12%+ CoC ROIIdeally: I want minimum 100+ monthly cash flow or 100/door after ALL expensesWhen possible, I want to purchase multifamily units (2-4, max 8)Values we use in our calculations: 5.5% interest rate, 30 years, 25% DP 10% vacancy 6% repairs and maintenance 6% capital expenditures 10% management fees 2% annual income growth 2% annual appreciation growth 2% annual expenses growth 6% sales/exit expenses

I've spoken to a few people who live in and nearby the town - all of them say it used to be bad but hasn't flooded in years, and the water level doesn't rise as much as it used to when it does rain.

On a property in a not so great part of town should i be worried about rising property tax rates?

Today, someone told my fiance that the space between the door and the peninsula isn't enough space and would be against code.  

When I see a for sale by owner or I see a building that interests me, I simply knock on the door and ask to speak with the owner. 

You can find some deals that will barely break even in specific suburbs, but rising interest rates have made that even more difficult (rents have not caught up to the higher interest rates yet) Renting out your current house and buying another to live in can make sense.