But if you use cash to buy, say, a 5 cap and interest rates don't come back to 4%, then you overpaid.

Well your question isn't simple, because if it is, there will already people giving simple guides to be a successful real estate investor on the internet but there are none except for all the "gurus".I understand that you want to learn to invest but based on my observation of your posts, you do not fit to be a investor, especially in real estate.You say a lot of things like "I mean can anyone out there just inbox me and help me out because there's so much to read and it seems it never ends" just because there you are flat broke?

It also doesn't have to be a bank, many companies will offer both first position stacked with mezz, to achieve higher leverage percentages, especially with large commercial deals, say a 200mm office building etc.

For instance, the IRS says that it is not fair that a business (say a coffe house) which is held in a SDI open up and compete with a taxable entity such as Starbucks.

., or want something that someone else might have (say a 3/2 single family home as an investment property) then you can mention that and give out your contact info, and it's a great way to do deals with other investors, wholesalers, rehabbers, etc. 

You might negoiate the deal so that you exchange the contract for an option at your price with an automatic release in the event a higher price contract goes to closing for say a 6 months or a year and then expires.

Let me give a simple scenario we can try to work with:  * Lets say a house is $100k* Taxes are 1500/yr* House could rent for $1000 a month. 

If you're looking for returns for the passive investors then I'd say a lot look to double their money in 5 years, which ends up being an average annual return of 20%.

You have to put pencil to paper and see what the numbers say. As

when you say a 8 - 13% return are you talking cash on cash in the first year?