Typically, 8- 12% net for OOS investors based on cash purchases.Good luck 

Off street parking is typically more important for high end/expensive rentals.

I essentially present to them my numbers of what I can redo the property for, and they loan me 80% of the ARV basically no questions asked except for an appraisal.

Hey Account Closed - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

Essentially the only people who CHOOSE to move in the winter months are getting evicted from other people’s houses.

@Polat Caglayan very ambiguosu question, but read the helpful info below to guide your next set of questions:)-------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

To echo Dominic, typically if you need to raise under $1mm of equity, the formation costs become overly prohibitive.  

Basically ,they have the right to reject your capital and essentially "pre-buy" you out.  

Do they value nicer finishes and design or is that additional cost lost on the typical tenant in that pocket?

If we get the impression they aren't committed or if they are looking for a "get rich quick" scheme, we typically don't accept them in the community.