You are in dangerous waters with foreclosures pending, don't be pulling any guru junk of wholesaling until after you close.

If I were to invest in San Jose where I live, the cap rate would be closer to 5% and I would be well into the negative cash flow territory even with 25% down.

Different groups would still fight over control of territory, of course.

I can’t manipulate your data, but if we make an incredibly simple (and yes dangerous, just ask the guys at Long Term Capital Management) equivalency between risk, volatility, and standard deviation, you’ll see the difference.

Cats will urinate to mark territory so even if you do inspections you will likely notice the smell.

They are generally calmer (read less damage) and less territorial (read less damage).

They have been known to bid up the price on newbies just to protect their territory at the foreclosure auction.

The dangers to multifamily seem more about these tangential potential trends over the medium to long term.

It's not complicated, Stranger-Danger is real, in everything. 

The best thing I can suggest is simply be mindful of ANYONE for it's the one who isn't listed presents the most danger to everyone.