COC in king county WA

[Bisrat Arega]

I'm confused about the numbers. Specifically, what a reasonable COC ROI for a first-time buyer? I'm not handy and cannot take on a massive rehab. It seems like if I buy at the retail price my COC return will be negative. Looking to get a better understanding. I watched this video from BP and IDK how I would secure 12% COC return in this market. I live in King county looking to buy in South King CO, Pierce or up north.

Thanks!