It is honestly tough out here for all of us.I am going to be honest @Paul De Luca stole my thunder, he rattled off some great cash flow areas.Not sure if this is your first upcoming deal or not, but I recommend putting slightly less attention on the numbers and just getting a deal under your belt. 

These folks often raising money from successful, but still mom and pop type investors, maybe docs/dentists, and often thinking B/C value add deals.Mid-size operators....maybe a little more experienced, operating out of corporate office space....maybe 10-50 deals under their belt, maybe have done a variety of different deals D to C to B to A, value add, cash flow, maybe one ground up in there. 

The only thing I would caution @Lilly Olabre is to make certain she isn't investing in a location like the rust belt or somewhere that historically appreciates very slowly. 

Hey BP, I've been working in PM for over 3 years, handling turnover and acquisitions, and personally have one successful BRRRR under my belt. 

They specialize in Rust Belt Rental lending - I believe down to 25k.

Once you get a handful of rehabs under your belt then by all means go after fire damaged homes.

Get two or three successes under your belt.

I've been wholesaling the past year and have been able to close on a few properties to get some experience under my belt.

I am an investor with 3 properties under my belt in the NYC area, looking for my next purchase. 

Hello valley,Local resident here in OlyphantBasically still new to real estate without any properties under my belt.