Hi fellow Bigger Pockets investors!

It's nice to meet you all.  I'm a newbie to the forum but not a newbie to investing - I've owned / own a few properties (single family, duplex, etc.).  I've been trying to buy my first apartment complex in the <$2 million range within reasonable driving distance of the Dallas Ft. Worth area (<2 hours?), but I can't seem to find anything for sale that doesn't have a dismally low 5-6% cap rate!  These are older B and C class apartments we're talking about, too, and not Class A.  I'd love to hear your thoughts on and kick off a discussion on:

1.  Is it ever a good idea to buy an apartment complex at 5-6% cap rate using financing?

 (Especially since:  a)  the commercial lenders I've spoken to thus far all have balloon payments in 5 or 10 years...when interest rates go up, cap rates will surely follow... which means I may be forced to sell at a loss in a higher cap rate market or possibly be unable to refinance in a higher interest rate market if the cash flow then becomes underwater due to the higher rate?   b) This leaves almost no margin for positive cash flow if commercial mortgage interest rates are around 4.75%.)

2.  If not, do any of you have any experience or tips on how / where to find apartment complexes for sale that have cap rates higher than 5-6%?   

I've had no luck with MLS or Loopnet thus far.

Thanks in advance for chiming in, and I'm looking forward to becoming a part of and contributing to the Bigger Pockets community!