These will catch a buyer’s eye in any market, and it's no extra material cost to do so!

Stack cash & build credit. 

That kind backs out to 12-15% cash on cash return. 

Couple hundred bucks a door monthly cash flow, solid ROI, and yes plenty of appreciation.I personally make well over $100k/yr cash flow from 21 properties here.

Assuming the area checks out, I’d rather buy in a high price area that has little to no cash flow rather than an area that has cash flow but lower price.  

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.

Your $120K could cover a strong down payment on a cash-flowing duplex.

Purchase price: $35,000 Cash invested: $35,000 Sale price: $110,000 Purchased off-market from a tired landlord, this fix-and-flip involved renovating a distressed property with outdated features and deferred maintenance.

Purchase price: $35,000 Cash invested: $35,000 Sale price: $110,000 A fix-and-flip project purchased off-market from a tired landlord involved buying a distressed property with significant deferred maintenance.

Some, like James Dainard, emphasize an annualized cash-on-cash (COC) return of 60%-80%.