monthly cashflow with 25% down in Dallas

[John Ingram]

Hey all, I'm a newbie starting out south of Dallas. Haven't closed on my 1st property yet, have had my real estate license before (let it lapse), and have about $50k saved towards acquiring the 1st property. I've been analyzing deals over and over, and can't seem to get anything close to what Brandon has been discussing of a 12% CoCr. My realtor suggested that REOs are really risky for a 1st investment property, but I want to try to get as much "instant equity" as I can on the house when purchasing so (as Brandon says) I can make sure I'm in a good position in the case that the market goes south. I really am just wanting to buy and hold forever. There are a few BRRRRs that I have looked at also. Obviously putting more down increases the cash flow by default, but what I'm wondering is if anybody has done or routinely does deals where they put down 25%, and still manage to get 12% CoCr? There's probably a lot I am missing, but I have to start somewhere right?