My backbone has been retail Commercial and I've been around the 15-18 % CoC on those deals so Maybe my projections for multi-family may be a bit off but they are attainable , not 20% but I've talked to a few investors where they are getting 12 % + but i know they wont spill the beans on where they get the deals , we are in a smaller market ( 120k population ) I want to focus on Multi-family and really get educated as best as possible on it , I dont want to touch any other asset class .

Aside from some of the government loans that may be attainable for small businesses, talk to your banks.

@Herm M. with this being my first one, I haven't attained overstanding of the process yet.

I am all in on my journey to attain financial freedom and help out as many people as I can moving forward. 

I want to get into real estate investing, but my current 9-5 job is in San Diego and I am now faced with the facts that with a 2k rent + living costs... being financially free will not be attainable in the near future unless I make a fundamental change to reduce expenditures.  

"This home could attain a 12% cap with over 1k, month cashflow"  I would live in it for a year have a roommate to offset my mortgage payment (not enough to cash flow) and eventually move out.

They're looking for some arbitrary cash on cash number that an experienced investor may be able to generate, but that might not be attainable for them.

Having the ability to build real wealth thru leverage is much more attainable then storing cash.

I have taken a peek at buffalo a few years back and I would imagine something similar is attainable there.

NY area is off-the-charts in terms of trying to attain decent returns.