How do you get to 12% cash on cash or 1% rent?

[Keith Homstad]

I have analyzed a ton of deals in every town within 100 miles of where I live and I cannot get to 12% cash on cash return.  Even when I offer half of their asking price I am still only at 8-10% cash on cash and no where near the 1% rental income (of the sale price).  I dont know if I am looking at the wrong or if 12% is unrealistic.  

**I got the 12% from Brandon's pod cast**

I would appreciate any feed back, I am fairly new to rentals and starting to get discouraged.