Every listing is quoting a 8-10 cap and when I put any expenses to it it quickly goes to a negative cashflow.

I bet,, 0  Zero.. or limited to cost of inspection.. a negative review on Yelp or their website might be about the best way to warn others.. 

Today, cap rates (Return on 100% investment equivalent rates) are being compressed to below 6% (I've seen some negative cap rates), and at that level, good corporate paper is getting to be a better deal.

The lakeland realtor association produces market statistics on their website.. it’s mls wide not just POLK co or lakeland.  

What do other real estate investors think is the perfect mix of what % of your net worth should be in income producing rental houses and apartments (I don't invest in shopping centers anymore...so the risk of negative cash flow for prolonged periods is lower now with just low LTV rental houses and apartments) versus stocks (I invest in low cost SP500 index funds and bond funds only).

@Johann Jells - I'm missing why having a tenant who is professional enough they hire a broker to find them an apartment is a negative for you.

Are there any opinions of this site, positive or negative ?

The trick is to use these activities (research, reading (knowledge), and analysis) to counteract the inner negative voice telling you otherwise. 

Prices are so hefty here right now that you are likely going to be in negative cash flow numbers house-hacking, so if you eventually want to replace your job income with real estate income, buying here now may not lend itself towards that goal very well.

Negative, I switched from a broker to USAA and saved over $6k per year.