There are two types of return from a rental propertyCash Flow & Appreciation.I normally also aim for a minimum of 8% return between Cash-Flow and Appreciation.Appreication, nationally, is around 2% to 3% annually.Therefore, your goal is to get the cash-flow to be about 5% to 6%.The issue is interest rates being very high, you would therefore, need to buy at a pricepoint where the numbers still make sense.You can always put down more of a downpayment to cash flow, but that will impact your cash on cash return calculations.Best of luck!

Focus on properties where you can force appreciation—those sitting on MLS too long might not be the right fit.

Forcing appreciation on properties requiring work is a longer term goal but I’d like to start with a simpler project.  

While we were a bit over budget and slightly over our projected timeline, we were still able to force appreciate the property by $100k.

With your background in the Air Force, MBA, and construction, you're in a great position to launch a real estate venture.

60k is definitely a hit and unfortunate for sure but it sounds like you have two opportunities to force appreciation up front and collect off the back end.

High 6s to mid 7s is more realistic for the most common deals (70%+ LTV).Also, the FFR doesnt really directly impact mortgage rates.

for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

It sounds to me like they could have an attorney in their ear, and they believe they can force so much more out of you.

Phoenix has been a hot market for rentals recently, but consider how long-term trends, interest rates, or construction projects might impact demand.Here’s a quick story: A friend of mine bought a new-build in a suburban development a few years back.