We have adjusted investor expectations to earn high single digit cash returns and a 5 year projected total return to 70%.

https://www.tellusapp.com/pricing/they also offer free digital signing for CA. 

You could also have you person on the ground get the contract signed or you could have the seller signed digitally.    

The electric company told me that they will send out a tech to install a new meter (digital), and connect the electric.

Adding up all the down payments, rehabs, additions, etc. we are probably getting close to a 7-digit number ... on my way out this afternoon with the intention of spending another 25K ... and then there is the never ending distressed apartment dance which may turn out to be an expensive lesson all on its own.

It's a bit risky in the beginning (CoC return of ~0.30%) but it provides the opportunity for a double digit cash-on-cash return after the first year if I raise the rent (10.78% w/ Unit 2 as a 1 bedroom, 14.76% w/ Unit 2 as a 2 bedroom). 

A cap rate double digits to me adds a lot of risk.

Individually metered, separate propane, separate septic and built as an "aging in place" home with Digital Health installed by Grandcare™.

If its my 1.5 milly, I'm targeting IRR deals north of 17% IRR, run by professional proven sponsors, diverse assets, metros, 50-100K per deal, cash on cash criteria double digits.

I'm most interested in doing fix+flips right now to build up cash for rental properties, but open to different creative strategies.I currently live in downtown Chicago and I am an analyst for a digital advertising company.