Investing in Rental Properties

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I find deals that yield better than 10% on investment almost impossible on todays's amazing economy and especially my local market. By 10% I mean you buy a peoperty that is 100K and you get 10K return a year (after removing tax and HOA payment). I have enough cash to buy rentals this year but I want to invest in better deals than 10%. Any thoughts? Currently looking into out of state rental options as well.
Thank you for the help.