You can leverage that 100k and get sveral proeprties here that re not in "war zones". 

Correspondingly, only the owner takes a hit if they bought the wrong property, overpaid, picked the wrong PMC, etc.Over the years, we've had numerous owners try to get us to share more of their risk - for free.

Class E (war zone) is my favorite.

I haven't built my war chest of funds yet to keep in reserve, so those first properties probably aren't going to cash flow heavily (especially since everything is more expensive with the last year or two of inflation).

However, there are numerous ways to CREATE investments that have 15% or more cash flow AFTER repairs and allowance for cap ex.  

If you want top dollar you should list here and everywhere such as FB marketplace FB groups, Zillow, Craig's List etc.You want to stir up a bidding war.

If the investors is not well versed in these three areas, they will not be able to successfully utilize the tactics and strategies that have proven as wealth accelerators by numerous real estate investors. 

Or you need extra cash sitting on the sidelines to help if your rent up phase takes longer, or it you get into a Price war with deeper pocket companies.a. 

there are numerous recent threads on BP by folks who bought something because it looked nice, or an agent recommended it, and they didn't see it themselves and approach it with any skepticism. 

That means competition and sellers wanting you to get into a bidding war.