On the extreme end of the spectrum you have places like Flint or Cincinnati that yield 20%+ cash on cash returns.

First, to be clear there is a whole spectrum of active to passive investing options within real estate, just like there are with stocks. 

Some properties may look good, but the neighborhood may be regressing, while on the other side of the spectrum the neighborhood could be progressing better than ever and the house may just need a lipstick renovation. 

I got it at Home depot and I think with the varying degrees of browns, tans, and greys in there, it should match a broad spectrum of furniture a tenant brings in.What do you guys think? 

There are bad actors in every profession and across the entire socio-economic spectrum.

She's got two kids (one who is on the spectrum) and for them to sell and move to a rental while they try to buy is insane.My original thoughts were just buy a place for them, then sell it at a slight premium, but after closing costs thats probably a lose / lose.

So, @Connor Kerr what you will see is that there are opinions on both end of the spectrum - do what feels right for you but make sure you understand the cost and benefit of taking either route. 

Journeyman have sufficient experience to be able to work independently, but not without oversight. e.g. a journeyman electrician might be able to go around and start marking out receptacle and switch locations and drop boxes, but before holes are drilled and wire run the master electrician is reviewing to make sure everything is per code/plan.Also Apprentice/Journeyman runs a spectrum.

This client gets the higher end of cost spectrum, but is more work.Generally the houses she is working on are $250-700k sale prices, but she charges based on estimated hours it will take, not as a percent of cost. 

However, this one is on the other side of the spectrum.