For billboards most use the digital led kind now.

In this scenario, amortization is going to bump your total current return to double digits ... and any rent inflation or market appreciation is gravy.The math works differently in these higher priced markets in ways that are unexpected if one's reference is a more typical market.

For example, a property with a homestead exemption in Florida is subject to a 3% cap in annual increases in assessed value (in a hot real estate market with double digit year over year gains, and/or on a property that has been homesteaded for a long time, this can result in major disparities between assessed value and taxable value). 

Right now I'm an on air talent for a small digital network in Boston but I want to get into real estate. 

I've had plumbers tell me 1. oh good they didn't cut down into the slab, this is an easy job 2. oh good this is cast iron, it's very resilient 3. oh no this is cast iron it presents a lot of problem and we need to dig it up and provide you with a new water line and sewage line (made them explain what a water line was, now I know)Dry wall guy didn't want to do anything but patch up what was there.

Basically, it was nutso double digit appreciation in 2012 and 13, and this year is only (sic) 5-7%.

You don't see houses rising at double digit rates of appreciation, but the flip side is that Texas definitely didn't get hit nearly as bad as other areas during the crash. 

@Brock Adams  the issue come to find out is the attorney has to hire and pay for a title abstractor as an independent contractor.. so they are reluctant to do that until they think the deal is going to close. so I have to pay for it up front. ( cost of doing business on my end)Where as in on the Left coast were we use title and escrow companies the county records are digitized and in their in house title plant and they can spit out title commitments very cheaply and rapidly. and you NEVER pay for them in advance.. and if I cancel a deal they just suck it up as cost of doing business.. unlike a closing attorney in SC they expect to get paid as they have paid a 3rd party vendor ( and I can't blame them at all either ).. its just wild how far behind some of the east coast states are in getting title into the 21st century or at least the second 2/3rds of it   :)

If you're looking for a double digit CAP rates & passing on properties that listed in the high 8 & 9s you're missing out on the best part of real estate, besides cash flow.  

Double Digit returns are very possible.