When you're desparate for a deal, you'll find ways to "make it work" that may cost you severely in the long run. 

I run into properties with 300-400% ROI on a regular basis.   

I would fist run the numbers to see if it is a good deal at the price and everything else, and then I would drive down the streets to see if you see any licensed contractor signs/trucks.

I agree with Nathan (don't forget to price running extra water, sewer and electrical lines).  

Run from paid gurus! 

My client has a property near the hospital where he runs his dental practice and has 6 hospitality units connected on the other end.

I would highly recommend Realty One, the realtor Derek helped me solve all the major issues that came up and supported me in running the numbers for different properties.

I ask because as mentioned above if you have an investment that is  going to return 10%+ then does it matter what the rate is in the long run? 

.), the places im looking at are decent $ properties that after running through calculators etc showing 18-22% CoC after management fees etc.But after listening to BP for about a month, now thinking BRRRR possibly and doing up here in the DFW area.

I can run and model numbers and am a CPA so comfortable with the finance side of things.