After reading that book, large goals that before seemed unrealistic, became much more attainable in my mind. 

Appraisers must do their best to verify all information in an appraisal report, but perfection is impossible to attain and therefore not required.

@Jonathan TaylorWhat would be your recommendation on attaining rehab costs of say 60k with a 15 year conventional loan already preapproved?

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.