A 10% cap rate house with low expenses should deliver 20% to 25% cash on cash after REFI.  

I get 10% military discount as well.For all 4 pieces I ended up spending $1200 after taxes, delivered.

Amazon told me it's out of stock and can't deliver it to me.

The property ended up appraising for exactly what we had anticipated (30k over our asking) and we delivered a cash flowing multi-unit property in an area where multi's are hard to come by. 

Get 2 full time jobs  8 hours each during the week , deliver pizzas on the weekends .

Now I underlined may have since it's debatable whether the above language satisfies the Plain Language Requirement for residential leases.But in any event, the notices are just a piece of paper that you need to deliver to the tenant before you can start an eviction action.

I know every investor group is different just as every transaction is, but do GP's tend to take the same approach with projections -- under promise and over deliver?

In these instances we charge a flat rate of $100/mth for a SFR - that covers collecting rents & paying bills, ensuring services are delivered, monitoring the property and the occasional simple/light maintenance.

I may also push the seller to deliver the asset with long term leases in place, since he/she has the relationship with the tenants, let that person do the work.

Some guys promise and don't deliver.