The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

Also, forming an LLC gives you the benefit of pass-through taxation.Here is a BP blog that gives you a deeper dive of the pros and cons: https://www.biggerpockets.com/blog/real-estate-llc-not-best-option

I could get way deeper into the weeds here, but I will save you the pain of that. 

The clawfoot tubs are also deeper (and can be colder). 

But chances are you are going to come back to this forum and wish you dug a little deeper on what we were saying.

I'm interested in diving deeper into the how the internal Calculations work while using the calculators.

I knew I had to dig deeper to find out to put my mind at ease with her story and the story of her "friend" and, found out, fake landlord.

Sounds like your issues are deeper than her just not being on board with you investing.

I have been blessed with 30 days off from my normal W2 Job and in stead of traveling abroad, scuba diving with Nemo or search for the greatest food dish, I plan to dedicate the time I would be working into learning about Real Estate.

@Kien NguyenI think you need to drill down your investment criteria a little deeper than just cash flow.