I was wondering if I am making mistakes in my calculations or I should adjust my expectations.Assuming you mean 10% cash on cash as 10% ROI is easy to achieve. 

It can motivate others, so I am told.

Propstream allows you to apply specific filters that will help you find motivated sellers.

You'll have to become an expert at finding and converting motivated sellers + an expert in analyzing deals (including construction and acquisition costs).If you want to eventually get into buy & holds, I'd start there... you can start with a low-down-payment owner-occupied househack, multi-family or other rental property deal.

I am very visual and I like information radiators that are always on the wall staring at me to track my goals.  For those of you who are more established, what simple things do you need to track when starting that you...

Once the tenants move out the investor plans on doing some light renovations to get it nice enough to achieve market rental rates.

Hearing what direction others take when in the same situation provides motivation and additional options and ideas!

You have actually achieved something that most don't, a win-win possibility with a real investor with experience.

They are highly motivated, can use low downpayment loans and will compete fiercly for every good listing.

Nobody in her family wants the house but my wife saw a sentimental opportunity motivated by our serendipitous temporary move to Richmond in the next few months.