And now we have tenants living for free, banks offering forbearance, tons of free money being passed out to people who don’t need it and people refinancing with triple digit cash outs. 

And on top of the great cash flow, i've personally seen double digit appreciation.

Might be difficult for a portfolio size in the triple digits though. 

I want to put my money somewhere where i know I can get double digit returns.

Because I'm a niche investor a lot of techniques don't interest me, other than in passing, but I can tell you that the depth AND CURRENCY ABOUT CHANGING LAWS that you will find here cannot be matched by someone who's trying to "cover all bases" in every state.That and I consider any organization who's KEY FOCUS is on getting you to sign up NEW MEMBERS to be primarily a PYRAMID SCHEME.It's odd how so many of our newbies on this site fall into one of two groups:1.

Double digit falls in some and double digit rises in others.

The rate you pay is negotiable, but its realistic to be in or at least close to double digits.

Obviously, the desired ROI is different for everyone, but I would venture to guess most the full timers on this site consistently see double digits.

Get as much as you can upfront because the likely hood of it going through, is down in the single digits percentage % wise.

So, today I bought a digital camera and called some realtors.