Fouad,mortgage closing costs: 2 to 5% This look okay especially if you include buying pointsproperty value appreciation: 3 to 6% I would go with 1 - 3% as it varies for neighborhood/area to even buildingscash on cash return: 2 to 4% This should be higher than your range.cap rate: 4 to 5% Not surerent growth: 3 to 5% 1-3% depending on the arearental property expenses growth: 2 to 4% This seems okayrepairs & maintenance cost: 5 to 10% This seems okaycapex: 1 to 3 % Not sureVacancy rate: 4 to 6% Depending on the area, I would put this to 1-2 months on average.

Is there a way I can really get into Say 20 to 40 unit building other than of course sellar financing.

Our hard money loans (commercial real estate) and the existing loans we purchase are usually brought to us by mortgage brokers.  

Whether you end up pursuing fix-and-flips, rental properties, or another niche, this community is full of experienced investors who are more than happy to share advice and guidance.Feel free to ask questions, join discussions, and network with others who have been where you are now.

You can find properties in the price you indicated but they have historically appreciated less than inflation, they may attract poor tenants, they likely will have poor rent growth    Or house hack local market and need at low as 3.5% but easier at 5%.  

For material participation, would our combined time in the property need to exceed 100hrs and greater than anyone else? 

Some properties have a higher probability of appreciating faster than others.

@Wenda Wang thank you, my business is less than a year old.

I applied in May and appraisal was completed in less than a week.

They are usually Oct, Nov, Dec.