My average COCR was 10.6% (with one exception). 

However, I needed the cost of living to be at or below national the national average.

I’ve done three purchase in two different states of 30-80k type properties and closes costs have averages 4200.

He wants $395k for 5 units. the gross monthly income ranges from $500-585/mo/unit...it averages to about $567mo per unit.

This is something I've really struggled to understand.With the average annual household income still sitting around $55k, and prices of new builds/old homes shooting up to where anything over $350k is no longer feasible for these households, does that mean the rental market is essentially "capped"?

There is no penalty to withdraw or payback early and the best thing is that the interest rate is whatever the current G fund rate is, which has averaged between 1.5-2.5% the last 5 years! 

National average for residential is in the 5% range.

On average I am hopeful to be at much higher than your number (as it should be for the risk) but maybe not and I have certainly had my fair share of war stories. 

If you are-Not pounding the phones calling sellers daily-Not reaching out to peers daily for insight and connection-Not educating yourself through webinars, books, and commentary regularly-Not attending conferences where you learn industry trades and secrets

if you syndicating or have an equity partner or two..and if you don't have any money to buy a type of property that your looking at...you may need to have that equity partner show funding as well.Or if you have the funds...just show them that and that your This is just how the brokerage industry is sometimes...