List price: 445,000.DP: 89,000Closing: 8900Total Invest: 97,900Projected mortgage: 2500Rent: 1700 per unit, 3400 totalTaxes: 42Insur: 263CapEx: 100Repairs: 100Vacancy: 100Total expense: 3105Cash flow: 295, 3.1% - 6.0% CoC return. 

Contribute to HSA the maximum you can, then invest to get the best possible returns and wait.

and you split the return?

@Franklin FletcherThat's a great return!

The ADA defines "readily achievable" as “easily accomplishable and able to be carried out without much difficulty or expense.”Without much difficulty or expense is substantially different for a small mom and pop restaurant than it is for Google or TJ Max.

You can get a much better return on your investment elsewhere and with $500k you can buy 3 homes or a 4 unit.  

If you're looking for cash flow you can easily make $300/mo net on a single family property in a better neighborhood/condition.

Deals like this do exist out there.In a previous post, I put a graphic of my returns, and you accused me of using data for single family returns.

How will the company I am working with deliver my expected return? 

It can easily take 6+ months to find a motivated seller. - Just be prepared, because a motivated seller typically has a property with issues you need to be sure you can solve.