It takes work to get high double digit returns.

They won't take you from rags to riches overnight but they can produce consistent (high) double digit returns with 10 year, non-recourse, 30 year amortization debt.There are no guarantees and some markets are definitely frothy and there are financing and property strategies to help mitigate the risk.

It may be as simple as replacing the main line out of the tank that goes to the drain field but you wont know until you dig it up, so I would plan for the worse case scenario.  

In the mean time, I would always encourage anyone to look for long term rentals that they can get a good double digit return on as an investment strategy.  

That's not to say that you won't get double-digit returns over the hold period but you just won't get them out the door. 

Even with double digit interest only Hard money loan.

Mediocre deal at bestYou might as well put all that money into a dividend stock that yields 2.5% and call it a dayjust LOL @ spending large amounts of time and resources to retrieve a single digit return when you can accomplish the same thing with dozens of other kinds of investments with virtually zero time and effort

We have adjusted investor expectations to earn high single digit cash returns and a 5 year projected total return to 70%.

Many of HUD's Asset managers are now allows digital signatures however the agent still has to overnight the earnest money. 

I don't know where you are hearing anything about a major drop - there is one proposal yet to be presented to Congress to initiate a BRAC commission, but it would likely be less severe than the previous one that already took effect, and, if it impacted Fort Hood at all, would almost surely not be considered "major", but rather a small, single digit % reduction.