Rates can be a bit higher in the 8-9% range.

B neighborhood of a blue collar market, active resale value because of price range and desirability. 

For a turnkey property, in an "A" neighborhood, a reasonable cash-on-cash return might range between 5-8%, since these areas tend to be more stable but with lower returns.

i have another quote for 900$ the price range is strange

This could lead to significant tax savings, especially if you're actively involved in the management and operations of your properties.Additionally, starting a property management company would allow you to deduct a wide range of business expenses related to managing your properties, such as office supplies, travel, marketing, and payroll (if you hire help).

As you get up and running, having a diverse range of contacts— from wholesalers to hard money lenders — means more opportunities. 

You can also look at creative financing/subto or owner finance as an option and finally there are DSCR options that will allow you to go up to 85% of purchase (but there is a fairly severe interest rate penalty), so I'd recommend staying in the 70-80% range.

@Gabriel Dent Depending on your work and savings, it could be worth doing an application with a lender to see what you could get preapproved up to so you know what range you can offer within and then compare those duplexes, triplexes, and fourplexes to where you could rent for the time being instead. 

When ROE falls below this range, it might be a sign that your property has accumulated too much equity, and you could consider options like cash-out refinancing, selling, or 1031 exchanges to redeploy that equity into higher-yielding investments.During the growth phase, focus on maximizing returns by keeping your ROE within or above this range.

At Spark Investment Group, we do smaller 506b syndications with a typical $25,000 minimum with capital raises typically in the range of $1.5M to $3M.