Analyze this real estate investment opportunity: Property: [DESCRIPTION], Purchase price: $[X], Projected rent: $[X]/mo, Expenses: [LIST], Financing: [DOWN%, RATE, TERM]. Calculate and interpret: 1) Cap rate and how it compares to market, 2) Cash-on-cash return year 1-3, 3) GRM and what it implies, 4) 10-year IRR with [X%] annual appreciation assumption, 5) Break-even occupancy rate, 6) Debt service coverage ratio and lender requirements, 7) Scenario analysis: what if vacancy is 10% higher, rents are flat, rates rise 2%. Buy, hold, or pass? Explain reasoning.