This should give you an idea of how much rehab/the quality of rehab you have to do to get where you need to be.Once thats established you can run your numbers knowing what threshold you have to get the property to for you to attain the numbers you want.

I had an offer accepted via email for a 185k duplex that I told him subject to me being able to attain suitable financing.

I'm not worried about attaining cash flow in the short-run, but want to make sure I'm not buying into multifamily-hype when the area has had prices get too inflated and push down cap rates.  

It doesn't hit the 2% rule or the other rules of thumb but I have found those numbers to be difficult to attain in our local market.  

But with aggressive and calculated moves, it is more than attainable within a few more years.You just need to figure out your FI number.

; watching his determination was inspiring, and motivated me to attain a higher standard. 

If 2% is not attainable you still do as you are all talking and set it as a marker.

Property taxes are not applied to the shipping containers because they are mobile   =$469,800 ROICap rate=. 469,800/ 1,555,000   = 30.2 %This is a quick project calculation which may not take into account a few small hidden costs however  the returns are attainable in the 30 % range. 

For the first couple of deals I anticipate smaller contributions from up to 5 Investors including my own Company in order to attain 20% down and secure the property. 

But at this stage I am just gathering as much information and attaining as much knowledge as I possibly can, in order to begin my real estate investing career the right way.