Again talk to your CPA and mortgage broker now about next year's tax return.

If it's the return you are more concerned with, you're probably looking at average 6 or 7 caps which may also be the case for many markets across the US, unless you want the higher risk that comes with 10+ caps like venturing into rough D class neighborhoods or go into markets that are much smaller, unknown, or worse  in population decline.  

In mean time, they are still getting thier agreed return they were happy with.

Where’s some of the best places to find real estate to invest in and have a positive cash flow and good equity and return?

Because it often has an interest rate of 15% + and every dollar you put into that is essentially a guaranteed 15%+ return.

You can always go to your bank and have them send a denial letter for the loan, saying that they will not lend you the money due to the property not appraising for the value originally applied for. they then have no case against you and also have to return your earnest money.

If you send your go-to lender your most recent tax returns and mortgage statements for each property, he should be able to work it up in like 10 minutes (assuming your property taxes and homeowner's insurance haven't changed significantly since you did your taxes). 

The deal seems to be working, but I’m not learning as much and the returns don’t look like they’ll get me out of the hamster wheel.  

Contractors struggle to return phone calls so I was persistent ins asking my realtor for multiple contractors. 

Brandon's plan "How to make $1 M", is based on 50% cash on cash return "after all expenses have been paid including" everything.