As stated in my Bio I am a young but mature, creative, open-minded individual whom is very determined to surpass my own personal goals/expectations, explains who I am all in one simple but complex statement.

Some of the apartment syndicators are seeing that new supply of A class apartments is finally catching up with demand, if not surpassing it already.

As everyone knows, this has been an uneven real estate recovery with markets like Boston, San Francisco, Seattle, and Austin not only fully recovering, but surpassing their previous highs.

Both assuming that: home values somehow hold up and don't depreciate in the declining area, rent values hold in a declining area, maintenance expenses don't surpass your very new landlord boss's inexperienced forecast.  

The difficulty is understanding proper procedures and learning to make an understandable presentation.The plan is simple-provide myself with a comfortable income as I reach retirement age that greatly surpasses pre-retirement income.

@Nate Garrett Please keep in mind that I generate 10-12% in cash on cash per year, so as long as my 5% appreciate assumption holds, I will surpass 20%. 

When I found time to edit, i surpassed BP's 15 minute edit window.

My earlier post was mostly to show that it's unlikely to get to the OP's goal by purchasing 13% COC properties. 20% COC would get him there and if he is willing to do BRRR he can even surpass his goal, but it will certainly need a lot of work, collaboration, and perseverance.  

@Ethan CookeHere's what kind of numbers you can expect for the average 2-4 unit multifamily property in San Joaquin County (of which 75% are in Stockton):List Price: $295kCost Per Unit: $114k25% Down: $74kGross Monthly Rents: ~$2,000Gross Annual Rents: ~$24,00PITI Mortgage @ 5% Interest: $1,585GRM: 12.181% Test: 0.72%Gross Annual Yield: 8.65%If you cherry-pick the 30 best performing properties, the numbers look more like this:List Price: $261kCost Per Unit: $89k25% Down: $65kGross Monthly Rents: ~$2,100Gross Annual Rents: ~$26,000PITI Mortgage @ 5% Interest: $1,400GRM: 10.131% Test: 0.84%Gross Annual Yield: 10.03%As it currently stands, there are only 3 properties in all of San Joaquin County that surpass the 1% Test, all of which are in Stockton.If I were you, I would strongly consider Sacramento as a much better alternative to Stockton or the rest of the Central Valley.

My knowledge has surpassed the individuals within my circle, I have signed up for the local RE Club, there is some kind of fee involved that they will disclose when they contact me…on a student budget so idk.