12% cash on cash or 3-6% ?

[Ken Oz]

i’m a little confused with Biggerpockets contributors because in recent posts by Biggerpockets writers, they suggest looking for deals that generate a 12% cash on cash return. Then another article reveals the research which indicates that all except a few markets average 3 to 6% cash on cash return. Why are these conflicting messages running simultaneously within biggerpockets?  What is the sweet-spot? I understand that is only part of the equation. The other part being appreciation.