Multi-Family Cap & Return

[Jennifer C.]

I have been looking at Multi-Family on Realtors or MLS, and found out a lot of properties that pending sale doesn't even have 1% rent/sales... I checked the rents within neighborhood and didn't really see much more room for the rents to go. This is the case for both Dup/Tri/Qua vs 10+ units. I thought the more units, the higher net income... Is it because the market is too crazy or I miss some factors? What are the typical cap rate range nowadays for those small multi? Just to get my mindset adjusted...

Thanks!