It's much harder to convince potential investors, that proforma numbers, or actual numbers for that matter, will produce any given return without first having practical experience.

This implies I will achieve a better return on replacing the old and broken cabinets.To answer the OP's question, a rehab can produce positive return above the cost of the rehab for a condo (just as it can for a SFH) but it has to be done with various skills to ensure a good return.  

It is the #1 producing KW office in the US and the original KW office.

Interested in finding buy-and-hold rentals to produce cash flow.I’m from North Carolina - currently living in the Raleigh area and have lived in Wilmington and Winston-Salem in the past.

Based on my experience, Residential income producing properties were consistently generating income and there were fewer losses vs Commercial income producing properties in the long run.

If none, which free and quick calculator do you appreciate to quickly tie together inputs to produce NOI, COC, IRR, etc.?

This is a money tree that produces cash flow every month.

Sorry that in SF Bay Area, a $2.4m home is just an average 4 bedroom SFR home in a good school district, that can probably produce about $5k rent per month at max...

I can't force the market to produce 1% deals and I can't force buyers to understand the market....  1% deals can be found elsewhere in Florida, but there's a reason Orlando is mentioned more frequently than Lakeland or Jacksonville....it is a stronger market long term. 

As far as states to invest in go, Texas has a ton on markets with strong income producing SFRs (1-4 unit), especially so in the DFW/San Antonio area.