This insight will translate into a better understanding for you as the investor.  

The net operating income (all expenses + taxes + insurance) of 12k sounds about right if this is an all-cash deal, but if financing is required, which is 25% down + CapEx, that beautiful 12k operating income shrinks down to around to 1.5k operating income which translates into $125 of monthly cashflow, and this is what gives me the 4.5 CoC that I was talking about.

Does your $100k stake translate into more equity because the fund is getting financing?

Let me translate what he meant by telling you he's the most expensive in town. 

Out of this 10k your lender is only using 75% to 80% towards your mortgage, in other words you only qualify for 7.5k to 8k mortgage payment, which translate to about 1.1m loan value. bank want to see you downpay at least 20% to 30% in those deals. 2.

This would translate into a return of 36k a year. 36k / 625k equity is = 0.0576.

Have you considered translating your marketing experience into sourcing off market properties? 

@Adam Eldaoushy not a real estate book, but you can get a lot of mileage from "Extreme Ownership" pretty much translates to everything you do in daily life. 

He claims it translates to mental clarity and enhanced mental health.  

Does 5% coc translate to $300/mo cash flow?