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. 

Investors/wholesalers drop 5 digits on their campaign per month in hot markets because that's what it takes to sustain a pipeline.

I've had cash investors that I've partnered with in my deals and the most I've offered them is single digit returns.  

We make well into the 6 digits of combined income and the question that we are throwing around is do we go into vacation rentals/SFH rentals or do we do house flipping to start and get our feet wet?

For those who have email, I have used EchoSign for signing contracts digitally.

You could have in a years time for example of 20 units total where ten of them have turned over creating a 50% churn rate.People with 1% cd can invest in triple net leasing and get 7 percent cap rate and with tax equivalent yield in many cases approach double digit returns and do nothing but collect the check.

For instance, in parts of Jersey City where there is some crime, you will get a 12% ROI on pro forma and I am seeing a lot of ACTUAL double digit ROI's in reviewing my clients year over year statements.

I am just wondering, has there been a presence of hedge fund/private equity money coming to KC?

The key factors are (a) the presence of self-employment income and (b) the absence of full-time employees.In order to contribute to a Solo 401(k) Plan, income is needed - but there's no "floor" amount and even a modest amount is sufficient.