The "high appreciation rates" you mention should be verified with recent data and be specific to the neighborhoods you're targeting.

This is after factoring in all expenses, including taxes, insurance, vacancy, management fees, maintenance, and utilities (gas, electric, water, sewer, and garbage).Regarding cap rates, I typically target between 15-18% as a minimum for a deal to make sense.

Meaning, two different parties have ripped my listings and falsely advertised elsewhere.So a 1:25 scam-to-door-ratio per calendar year hahaIn addition to fraudulent advertising, I have lockboxes that enable remote showings.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

We list what we include and do not include in the text portion of our advertising.  

$120,000/0.06 equals $2,000,000.So in my mind the target should NOT be cash flow but rather building net worth.Despite what the gurus say, sufficient cash flow to be financially free can only come once one has sufficient capital to invest.Let’s be clear I only buy apartment propeties that cash flow but immediate cash flow to put spendable dollars in my pocket is NOT the primary goal.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Targeting that small an audience will not be easy.  

Focus on one or two target markets, get familiar with the numbers, and use tools like BP calculators to analyze potential properties.Whether you start now or after graduation depends on your bandwidth, just have the right systems and support in place first.