Cash Flow - Need help figuring out. I am new.

[Rey Martinez]

I am new to investing. I am looking to get my first property out of state. Im looking at a property using a 20% down conventional loan and my all in cash is 45K and cash flow is $370- $400. I've heard Brandon talk about getting at least 12% COC. But this is about 9%. Since I am new, how strict should I stick to these rules? Also - this market is crazy - seems like most people are waving inspection to get approved. I would just like someones thoughts on this.

Thanks