@Brent Robinson, A single family home consist of a single, duplex, triplex, and quadplex, and the VA loan will cover down on these type of properties if you occupy one of them.

It has proven the safest and most consistent form of payment to date in my own investments.Hope this helps.

Also, the ROI after year 1 is a consistent 10%, so what am I missing in the metrics?

Thank you I’m going to check out the Cleveland market because you’re totally right, mo matter what happens to values rent will stay somewhat consistent

Be consistent with your marketing efforts.

I'd suggest picking out  a realistic time each week to consistently go to the same area(s) and simply walk the blocks. 

You have to consistently follow up in a meaningful way and you will get deals.

In other words, investors are willing to sacrifice consistent cash flow in return for future appreciation, which isn't realized until the property is sold.On the contrary, the properties with high cap are located in areas associated with low-growth, which has less demand relatively.

@Mindy Jensen Used consistently , this sounds like a very effective tool in achieving any goal!

I am exhausting all of my options and no one is consistent on their answers for what is possible/ what negatives would/could even occur?