We used to get 25- 35% NET caps , all in pricing from about 25- 40k in the better areas of Clev, GH MH CH, WH, Lee Harvard Euclid.

This question is like asking if you can get into Harvard with a 3.0 GPA.

I closed two weeks ago on a 3 BR in Lee Harvard It will have about 18% NET cap.

I just, last week got $900 for a 1 br in EAST Clev and today just got $1700 for a 4 br in Lee Harvard.

Then there are the four-ish class R.E. certificate programs at Cornell, Harvard, etc. 

You may not get any cash flow but you will get an education that Harvard, Stanford, or any Ivy League school can provide.  

@Chris Hutchens Eastside primarily (most distressed area that is a big focus outside of downtown), Harvard Place/Eastlawn, Denver Heights .. many near St Phillips Coll, UTSA, & the AT&T Ctr .. and expand out

For $12,800 you can get a 4 course Graduate Certificate in Real Estate from Harvard….https://extension.harvard.edu/academics/programs/real-estate... 

I cut my teeth in the war zone-ish eastside Harvard Place.

Harvard Avenue in 64052 for a nice profit to a buyer I'm holding financing on.