They sound lower than the 3BR voucher amounts outlined above, but the properties are still cash flowing and the CAP rates are very solid.

He wants a fair market value, and duplexes here are harder to come by, so I'd be happy to pay accordingly, but want to make sure I'm cash-flowing, but likely might not have 20% down to pay unless I sell or refinance another property.

I can definitely tell you there's still a lot of positive cash flowing and 1% rule deals and you get amazing appreciation.

Net of cleaning fees, it grosses on average $4800 per month.

Way more multifamily units (not even counting another 675,000 single family units under construction) than new household formations coming for 2024.Operating expenses, including taxes, insurance, maintenance, etc. are skyrocketing, and likely not all fully absorbed in the average property.And, alternatives that produce more cash flow than a 5% cap rate (average for prime multifamily real estate currently) with less work and less risk, like private lending, short-term treasuries, money market accounts, etc. 

It's a strategic way to maximize potential returns while maintaining control over your investment and cash flow. 

I also didn't realize that the neighborhood I am in is mostly section 8, so I am concerned that it will not be as appealing to "normal" tenants.If I'm able to get >= 1850 for rent, this could end up cash flowing well when I move out. 

The property cash flows about $45k per year.

We put in tremendous time cleaning and clearing the backyard.

Well, cash flow is tough right now due to where interest rates are.