ROI is infinite if you have no skin in the game. 

I try to pull all of my capital out of the property so at that point, the return would theoretically be infinite. 

Your ROI should be infinite at this point with no money left in the deal.

I am the one buying, I get to draft the contract and if they object to that, we use an off the shelf, they don't get to draft one.Terms vary but usually we do NN years with a balloon at year N. 

I first learned about real estate as a teenager when I read Rich Dad, Poor Dad (collecting dust on my dads book shelf) - it definitely left an impression but I buried it in the back of my mind for nearly 2 decades (currently 28).

Sure, the bank gives you 1% interest on a savings account but that's (literally) infinitely better than it sitting in a mattress earning nothing.So...so...SO many questions :-)

Starting off by house hacking is the best advice, then you can live for free, save way faster, and from there either flip houses, or use the BRRR strategy for infinite houses in your portfolio and infinite returns, (you can google BP BRRR strategy to see how it works).

It can also scale infinitely at no additional costs, fees, or filings.You will want to obtain personal financing on the properties since the rates are better than the commercial loan rates.

@Larry Roberts,Any book on a shelf is already out of date.Some of the basics don't change much.

Next you will need to put together your team: architect/designer (even if you are going with an off-the-shelf design); contractor; financial team, etc.