If I put in 10K number to my equation, its not bad, however; its the higher risk I am concerned about.  

Many people equate getting a license and becoming a REALTOR as the same thing.

@Paul Winka, the voltage is only part of the equation.

Was thinking to find a GC to provide that half of the equation if possible.

All of my reading seemed to leave this whole part of the equation out. 

I've been analyzing lots of deals lately and the main thing I'm focused on is cash flow, for example I find a deal that is cash on cash of 13% and say to myself that its better than the stock market etc.however when you add the debt pay down into the equation, the net benefit is increased dramatically, here is a calculation I did, no crazy expectations, everything increasing at 2.5% annually.after a year I cashflow $2,850 however I've also gained 2,124 in equity, totaling 4,974. so in reality my actual return is much greater 12.20% cash on cash - (2124 equity after a year and as a percentage of the 22250 paid = 9.54%9.54% + 12.20% = 21.7% so really I am making a 20% return on my investment.why doesn't everyone do this calculation?

If $195K is the price I'd offer them principal payments of $541.66, which equates to a 30 year amortization schedule, but obviously it would balloon in 10 years if we assume they agreed to 10 years.  

I own an older duplex that has great cash flow like this, something close to "3% rule" which on paper does equate to something like a 40% ROI..... however the CAPEX is what I overlooked on the older and cheaper property as many forums posts discuss here on BP.

The area past the lid is freedom, but now that the fleas have set a limitation in their minds, they can’t jump any higher and they never will.In this parable, Zig is equating the fleas to our dreams and aspirations.

It sounds to me like your spouse equates real estate investing with uncertainty.