I know Nashville has gone bananas (in a good way) but odds are you know the desirability of suburbs, areas, etc. 1000% better than me or this area that you are looking at 7 hours away.

Or only top cream of crop get that return after years of experience?  

Other colors would be black, forest green, gray, cream or off white. 

I don't want to mention the bank that I got the quote from but it's a smaller regional bank that has the same name as a really great local ice cream company : )

@Mike Griffin Do you prefer chocolate or vanilla ice cream?

As an added bonus you will be able to pick the cream of the crop and keep it for yourself and BD the rest of the deals you are finding.You may want to see if you can DONATE your time to help in the operations part of what your investors are doing so you get invaluable teaching and experience from them also.

(another words, Balloons)It is possible the seller has creamed the property.

The real estate market here is BANANAS, and there are lots of great opportunities for investors.

This basically gave me the cream of the crop of the low income bracket.

Your market is more suited for cash-only investors who can jump into a $120k property with $150k, and they aren't bothered by the $20k return because to them, it's all cream (i mean you pay maintenance, repairs, and taxes, but you know what I mean).Please don't use 50% analysis to actually look at the viability of a property.