You will still have to hustle to acquire tenants, get them to pay rents consistently, then out of those profits, you still have to deduct vacancy factors, maintenance, management, taxes, insurance all of these items will affect that 10% hypothetical return.    

@Kai Van LeuvenIt’s sounds like you’ve gotten all the low hanging fruit, another couple things that come to mind Is reducing boring expenses that people typically dont shop or spend alot of time addressing;-taxes ( I don’t know how tuned in the city is to your remodel but you want to spend a little effort ensuring you don’t get hit with a property tax increase )- I’m not sure the type of tenants your looking to attract but a playground might go a long ways to adding value-Insurance ( anything you cad do to reduce your insurance?

You have no expense for insurance, repairs, vacancy, or HOA this is a townhome so I am going to assume it has HOA. 

He is one of the buy for cash guys . trying to wholesale . and he suppose to insure the title .

Then look for something that you can buy for lower than the market but rent at or above the market.Also find out what a typical rehab would cost you and break it down by major components (flooring, roof, plumbing, painting, etc). 

Sure, you can spend days drawing lines that connect boxes on some Donald Trump level real estate empire org chart in an effort to gain anonymity and avoid liability, but, at the end of the day, what protects business owners is adequate insurance and acting intelligently."

@Raj G.First thing, did you get a copy of the insurance binder that shows you as "loss payee"?

The next day I have the docs notarized and arrange title/property insurance, then we meet and exchange loan docs/insurance/checks and pay for the auction.

. ;) That being said, make sure you find someone reputable, bonded, and insured.

If it was in a great neighborhood you could justify it as being an asset that will appreciate over time but with a sketchy neighborhood you are praying and hoping and that’s not a solid strategy especially when the ac goes out or a big plumbing problem or a needed  roof replacement