If anyone tells you that you can get 15% cash-on-cash it's either a scam or ultra high risk. 

I specialize in small multifamily properties and house hacking working alongside BiggerPockets podcast guest Andrew Freed to help investors find high-performing deals in Central MA.My Background:  - Started in late 2019 I utilized an FHA loan to get my first 3 family property in Fitchburg, spent about a year fixing it up and soon after I refinanced. 

Is it high appreciation area with a low rate mortgage?

If you’re below $275K, focus on high-impact upgrades like improving curb appeal (landscaping, fresh paint), refreshing the kitchen and bathrooms (new hardware, lighting), or adding energy-efficient features (smart thermostats, LED lighting).

I highly doubt I will ever see my money again.

If you don't have family wealth, can tolerate living without nice things for a while and don't want to risk over leveraging yourself I highly recommend it.  

Rate will also be in the high 9s depending on PPP and credit.

We are in a constricted market cycle, low volume, strained budgets, high costs.

Here are a few high level thoughts for you as a beginner:-Don't lend in second position-Don't do deals with new investors-Don't experiment with new strategies, even with experiences investors- ie, don't jump in to a first development project with someone just because they've flipped 20 houses. 

It is right near the hospital and now Mass Gen bought out Wentworth Douglass Hospital so our units are in high demand.