When I first began investing and relied on friends and family investors I was normally in the 30/70 split range.

MLS has it as a single family residence, 3 bedroom, 1.5 baths (actually has 2.5 baths), approx 1500+ sqft, 9k+ lot size, 2 car garage, back yard. 

Normally “Developing” gets a higher returnthan Buy/Hold due to the Occupancy risk.

Personally, if your market tends toward the former condition (better/normal appreciation) I think it's a fairly safe deal looking at the long term, assuming infrastructure around you continues to support the idea of renting it.

Just because you want to hit a specific number doesn't mean the market will meet you there.Great example of how Class C properties may appear like great cash flowing investments on paper - meaning fully rented, paying on time and normal levels of maintenance.

My normal GCs simply cannot handle this magnitude.

Oregon and WA made foreclosure rescue lease backs totally illegal.We did not have a problem on the lease back we did have to evict many within the first year but it was a normal eviction and we had enough juice in the deal to make it work. 

For example, a car wreck.

Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.

I think your correct though folks have to adjust to the new normal and the interest rates they are not coming down like folks hoped for I think we are in for a run of years were rates will be more like the 2000s  6 to 7% and Owner occ in the 5s with Maybe some high 4s. but by the time folks wait for that prices will rise in the better markets.