Ryan that is a great post you made.When I was in my teens I was looking for get rich quick.After years of searching what you said is true.You have to work smart and put in work to get results no matter what field it is.Not getting instantly rich isn't sexy but it's how most people become wealthy over time.Unfortunately many want the magic pills.

GRM's in San Francisco and Honolulu generally run in the mid teens to the mid twenties depending on the movement of the market. 

How old are the "teens" are they older than 18?

We chat to our teens "these properties are your college fund" and they don't care.  

Hard money is typically at pretty rates, mid-teens, and short terms, 6-12 months.  

COC in mid teens or higher.The strip centers are NNN with CAM re-imbursement so passive for landlord with management versus what you are looking at.

Cash on cash with 25% down going in will be mid teens.

Other hobbies include working with my local church in the area of health ministry and Bible Quizzing, a program that helps teens with scripture memorization.

Wish I hadn't, he turned out to be a tenant who paid rent the first month, was late the second and third, and took off during the fourth month without paying any more rent.Also, had a young teen tenant who started sporting what looked like gang signs on his social media sites and in his bedroom, so we checked them out and they turned out not to been gang stuff, but rather related to a punk band.  

I just ran the numbers through my handy dandy spreadsheet and even if you did purchase at 180k, with rent at 2400/month, total CoC is still in the high teens.