Annual return is 12% and you get your principal back after 3 years I believe. 

I think it is human nature to feel like we need to get the best deal with the best/highest "immediate return".

There seems to be a belief throughout this thread that its alright for a city employee to come onto your property and simply lie about item after item and then send a written agreement in direct contrast expecting you to sign and return it.

he has the 3 missing packages and states they were delivered to the wrong address and that he is returning them.  

When a child LLC (disregarded entity) is used to hold each property, and all of the tax reporting is done on the tax return of the parent entity, does each  individual child LLC need to file the BOI Report, or only the parent LLC? 

Gross net 13% return on investment.

Possibly, but that Fannie/Freddie deal might only return 8% C-o-C with a 17% IRR whereas the smaller deals would probably be closer to 15% C-o-C with a 23-25% IRR.

Right, I asked for books and a schedule for the biz from the return.  

Quote from @Luke Machen: Hey all - I'm new to the RE investing game and have some (probably dumb) questions regarding cash on cash returns.

My Google research also indicated a lot of overinflated promises on monthly returns from the asset class in general.