what metrics are best to evaluate?

[Jim Kretsch]

Which of the many metrics...Cap rate, Break even ratio, Cash on cash, IRR, etc....and at what values are the best to use ti determine a buy/not buy

[Pat Marco]

I have always used the following formula:

If I paid all cash for the property, how much would I net yearly after all expenses. I needed to net around 10% 

I chose properties that do not require much rehab and are easy to manage. I have purchased net leased properties for a few years and ended up retiring as soon as leases started renewing.

Never understood why people mess with residential rentals when you can get large companies to lease for a long term with no hassles.