I suppose I will have to exercise more patience as I have only found few low-end cash flow properties when running numbers based on asking price. 

I would agree with @Jessica G.It's also a good exercise to go on Zillow or Redfin and filter for recently sold comps from the last 6 months in as small a radius around your subject property as you can find.

Losses all around.This isn't some academic exercise or dream sequence in a movie; these are real dollars at stake. 

Since the vast majority of landlords in this country are small operations, losing several month's rent by government decree and having no recourse through the courts to exercise our right to protect our own property, many are suffering.Unfortunately, we are NOT all in this together:  Lowes and Home Depot and Walmart remain open, but the local hardware shop, nursery, clothing store, and restaurant have been forced to close. 

Spend time in meditation/prayer,  reading, affirmation, exercise (done before 8:00 or my day is just off),  journal three things I am grateful for, 3 things that would make today great, this also acts as a journal.

This exercise was really for practice while I get my RE License.

For instance I just did one last year and the tenant buyer exercised her option and purchased this March. 

Resident, property, and contractor management is far from a 'passion' exercise but the freedom it can bring to other passions such as family can be great.

Great exercise in rehab budgeting - got to use a new spreadsheet I designed that includes prices for everything and helps calculate actual rehab costs.

The entire concept of predicting market conditions in 10 years, let alone 1-2 years from now is a pretty futile exercise- which is probably why most sponsors throw 100 bps on the exit cap after 10  years because like you said that's what the rule of thumb is and the IRR looks much better than reverting to the historical average.