I am used to seeing 15-18% IRR the pref 6-8% and if a waterfall structure is used typically 50/50 after 18% IRR. 

They do not cash flow like I would like but I am using 15 year not 30 year amortizations so I can have them about paid off when I retire. 

I live in Atlanta, GA, and I currently work as a music producer.  

I am using some realtor help to get an idea of what is out there and to start property searching to get a baseline of what is in the area.

Quick background on myself; I am a lifelong musician, run two businesses (one of which is a music school), have done a few real estate deals and just now wanting to expand more in the real estate realm.

@Amber Simmons I am using locateplus.com to get phone numbers.

I'm my way of doing flipping,I am using hard money loans that requires huge interest payments so I want the offer that gets me the fastest escrow closing to save on holding costs and increase profits.The VA loan can take 45 to 60 days to close because of the waiting for inspections and appraisals to be completed and more waiting for final approval.I will always choose the conventional loan if it can be funded and finished in 21 to 30 days.

I am using a similar wood-look but sheet vinyl in C class units and the tenants love it.  

@Harry Williams new to the game but I am use drive with different folders for each house

I don't have a lot of properties yet either so still deciding if I need it and if its worthwhile..I have used and am using NCH and to me, the cost of their services is worth it you have 10+ properties.