I don't know how anyone could call 20%+ appreciation rate "low", I would be interested in seeing where your plucking your notion from as to a low appreciation rate in MN. 

You may find Notion useful as you have access to it on your phone and can take quick notes during your visit. 

I am using Notion and self-built system for this.

I've explored the notion of seller financing or carry and have seen some sellers offer up to 15% in seller financing/carry.

That is absolutely one of the craziest notions I've ever read if it's coming from a real landlord with properties and tenants.

Fresno has been good to me in my investing journey, I'm fortunate enough to live here and I subscribe to the notion to be close to my investments, especially when I started out so it's all worked out.  

Based on this notion, this rate actually measures value.Now, mechanically you can always reverse the process whereby that same rate converts each dollar of VALUE into n dollar of NOI.

@Mike M.I’m fairly new to Real Estate, but I’m struck by the notion of “If it’s too good to be true, then it probably is”.Lots of TurnKey properties give me that feeling for some reason, and I can’t put my finger on it.

The challenge here in CA is the notion that you can transfer maintenance and repairs to your "tenant buyer".  

Are investors buying on the notion that RE will appreciate with no COC or negative COC today?