In southern California, there are deals with very low single digit cap rates advertised, and the true rate is even lower.....       

If the contract is assignable then digital signature is the same as wet ones.The only thing you can't do is change the contract after signature's 

The plumber took off with my digital camera and never returned or called back.

High single digits seems pretty typical.Anyone who advertises or answers an ad is not, IMHO, private money lender.

If you want hands off but double digit returns in the San Antonio area I have real estate notes that I have created I can sell you.Rentals will make you old fast!

On the other hand a buy and hold or cash flow real estate investor would have a hard time reaching that return year over year, but in the long hall if he bought wisely and got himself from underneath your very expensive hard money terms he may see high double or even triple digit returns.

My goals are to net in the single digit millions. 

I got a phone call from my partner this morning, who excitedly told me that he just left an office where they have some kind of computer software program that allows them to type in almost any address and it spits out four separate screens of info (taxes, liens, mortgage owing, 2nds, and comps for the area along with a digital map etc) I told him to get the software program so we can start using it.

Proof of this is professional cleaning bill, (digitals) and requirement for them to produce a list of flaws in writing within 7 days.

If Miami was hitting double digit growth right now (as it was just a couple of years ago) you’d hear a ton about investing here: flipping ugly condos into luxurious lofts, and building barren lots into skyscrapers.