The first property I mentioned above with the 90% flood zone had a 24 feet feet difference in elevation on a stream with 4 feet banks, which means to get to the 100 year flood line would take a water depth of 28 feet ABOVE the normal water level. 

They are very in depth with examples and dumb everything down to learn quite easy. 

This calculation can take that expected growth and growth in cash flows combined into one metric to look at the investment.Personally, I don't really look at IRR because it is a highly manipulated metric.

@Jefferson Brown Thank you for the in depth description of your exit strategy, it was interesting and helpful.

There is no one with any longevity and depth of experience here who will tell you it was all handed to them and came naturally.

These folks smell your desperation, your newness and can easily emotionally manipulate you by dangling an allusion of their wealth in front you.

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turneror The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

I will offer a little more in depth view at Olathe and OP since that's where you are focused. 

If I do have cash in, I am usually only looking at deals with 25%+ COC returns, and that includes pulling out money for capex/repairs/vacancy and calculating for property management (even though I self manage right now). feel free to message me for a more in-depth discussion or if you have some properties you'd like to look at #s on.

Tenants (and people in general) will use emotions to manipulate you.