I am trying to make sure I don't pass on a deal because of it not meeting certain metrics.Is cash on cash return and CAP rate really important for someone who plans to buy/hold/rent (long term) plain jane, blue color, type properties (SFR/small multifamily) in order to replace w2 job income?

Hopefully this post makes some sense..Stuff about me:I'm about 75% finished with the BiggerPocket's "The Book On Rental Property Investing" (that blue book) and have listened/read quite a few of the resources on this site. 

Often either foreign money looking to be parked in blue chip real estate, or existing RE investors who have made a lot of money, know the local market well, and are adding prime properties to feather their nest while mitigating taxes.

Find a good blue collar neighborhood (C class) that has hard working people, maybe a rodeo and a lot of big trucks and that will be the area where cash flowing properties will be plentiful.

I was wondering if anyone is a current investor in Blue Springs, Missouri or Lee’s Summit, Missouri that knows anyone I can reach out to for advice or possible deals.

I was wondering if anyone is a current investor in Blue Springs, Missouri or Lee’s Summit, Missouri that knows anyone I can reach out to for advice or possible deals.

I have homes all over the midwest that I rent out for $750/mo and I know that during the recession these homes are not going to drop very far down in rent because they're C class blue collar neighborhoods. 

Examples: New Lally columns and footings in the basement to replace temp. columns, 48 sheets of blue board and plaster in rooms that didn’t need any mechanical work but had bad horse hair plaster.  

I used to do 1 hour, 15 minutes one-way, and what I found is a phone with a blue-tooth headset allowed me to be very productive during that time. 

Looks like hot and cold (blue and red valve knobs on the left side of the manifold.)Can't see it clearly but it the other one may be a pressure guage on a valve.