Interested in all the creative ways to draw investors and provide 7-12 % returns for them in a 1-5 year span while building a portfolio with OPM while creating and marketing a name that lives up to solid passive investments.

For example, maybe the HVAC is near the end of the life span. 

I want to second what Russell Brazil said above - this area is very competitive, and especially given that we span three different licensing jurisdictions within just a few miles, the costs just to maintain your license(s) as active can get into the thousands of dollars each year, very fast. 

Your cap rate is going to increase over the 10 year span, but so will your expenses.

But maybe you can educate me :)  What would be the average monthly income be over a 12 month span after all the expenses. 

You could either cry once (hire an expensive GC that is reliable), or cry over the span of a few months.

I closed on my first 2 investment properties in a span of 30 days allowing me to reach my goal of being a real estate investor by February 2021.

(I live in CA, so I don't know how cold affects the life span of the water heater.).

Evaluate the deal over a 10 year span, increase rents and property value 2% or 3% per year to keep it conservative and then decide if it's worth it.

It is stabilized with a bank, insurance company and nine 3br apartments fully leased; I just finished a 6,500sf open span building that I totally gutted and brought to vanilla box with new roof, rooftop HVAC units, new electric service coming to the building, commercial grade LVP over 8” concrete floors, fully ada compliant, all new windows, doors walls , 15’ ceiling… It’s vacant and I am targeting start-up technology companies; a 7-unit apartment building completely renovated and fully leased; 11-unit apartment building that I have not started yet; I rezoned a street from R1 to C3 (not trivial) where I assembled a 8 properties into a 120’x210’ lot where I will eventually build an apartment building; completed Phase I environmental study for entire project.