I thought when it fails it will be a good base for peel-n-stick. 

There are lenders that will do a cash out refinance based on your purchase price and receipts at 3 months.

I think syndications offer good opportunities for those who want to diversify, but I wouldn't start there if you are building a financial base. 

I see were both in the Noco regions, you should definitely swing down to Longmont for one of my monthly meetups ;)Based on your criteria, you are in a great place to make your first investment.

Taxes and insurance matter as well, but at least based on the rents, it sounds like a good deal.

There’s no universal standard since it relies on two main variables–your investing objectives and current market conditions.Some key factors influencing a good cap rate include:/ Property location/ Building condition/ Asset type (class A, B, C)/ Overall real estate market dynamicsTaking these into account helps set realistic cap rate expectations, but historically, rates between 4-10% are often seen as solid.Of course, a “good” cap rate for you might fall outside that range based on your investing goals and the specific property/market, so don’t get hung up on chasing a specific cap rate number.What is a good cap rate for your market?

Román Law Office: Located in San Antonio, this law firm serves people and businesses in various areas including Real Estate Law.Woolley Wilson, LLP: Based in Dallas, they offer services in Real Estate and Business Disputes among others.Dunnam & Dunnam, L.L.P.: This law firm has been serving Waco and Central Texas since 1925.For a DEEPER DIVE, go to the States Legislative Register and find out who proposed the law changes.

You make money based on what you can predict might happen.Maybe there isn't really anything to review on this. 

If at all rented , expecting it to be 3000$ / month ,based on Zillow stats around the same size property/ location.Pretty sure, this is not a best approach.

(used to be 25% nets )  Again you can buy a duplex that will have about 12- 13k NET income on gross of about 20k, with an all in PP of 108k,,,, thats about 12% net based on a cash purchase.