There are intelligent and dumb ways to make money or lose money in any market.For example, if you want to continue to make money as a real estate agent, I would think that Memphis is just about the last place you would want to move ... same amount of work to sell a home as CA, but the commission check would be 1/10th.

Forget 10% and 15% - - it all depends on the location and the property.I ran a 6-plex for 19yr (see profile) and made lots of ROI that was less than your artificial goals.  

I like so many others read Rich Dad and discovered regrettably later than I would like, the value of financial intelligence.

Artificially low interest rates and super low supply of homes is what is driving the market up. 

I enjoy the interaction and intelligent responses I've been reading from the various members.  

He's intelligent and has good charisma. 

I’m looking at larger multi family rentals as an education piece and I’d like to be able to look at them intelligently.

Usually I find these people trying to look intelligent, when they have no experience in this field or have a friend of theirs who tried RIE and it didn't work out for them. 

It's very difficult to have an intelligent conversation with people that can't comprehend and apply simple terms.

Sub optimal yield is better than a capital loss.If you want to learn more about value investing, start with The Intelligent Investor by Ben Graham.