@Thomas Loyola you haven't addressed the Class of property you intend to buy, so your assumptions could be too low or too high.Your biggest challenge is you are assuming you have to pay asking prices!

I can still get a "fixer upper" for 30k at auction.

I use QBO and love having the class feature, which is a bit more per month, but you have to have it to separate out transactions for properties for Tax time anyways.

Don't put all of your capital into one asset class.

This can be a city or neighborhood.We manage a lot of Class C properties in the City of Detroit, so previous evictions are common.We typically do NOT allow within the last 3 years and we want to see stable employment, income and no other major credit issues since.For Class B rental we're looking for no evictions in last 5 years.Class A, would be at least 7 years.Of course, there are exceptions to all of the above for extenuating circumstances the applicant is willing to provide acceptable documentation for.

you'd have to break it down to some like for like comparisons to come up with a more "general caprate for a specific asset class" or something like that.  

I have 2 short-term rentals in WNC, one long-term rental in AZ currently for sale, 2 lots for sale, and a fixer-upper to be fixed.

After 45 years investing across many asset classes, many investment types, and everything from lowest risk to outright gambles, I think I finally know the answer.The biggest divide is between investments in which operational control over that investment is with the investor, and investments in which control rests with another party.  

Thomas, That is like saying there is only one real esate class you should invest in.

Hey, we purchased a fixer upper as our primary in 2017 & have renovated it ever since.