The critical factor is your comment about appreciation.

LOLIf I was looking the first most critical question is do they specialize in the TYPE of asset class that I want to sell or buy??

Maybe yes, maybe no.To my main point of having a good competent Financial Planner (who may or may not also be a CPA) that is able to look at the 'Big Picture', I think this is critical IF you want to maximize your returns (who doesn't in most cases?). 

This conversation has gotten complicated, which may actually be helpful, because investing in RE is more nuanced than at first appears.I would say a quick and dirty answer to this question is that most investors are looking for $100 to $200 per month per door.That leaves a ton unsaid to the point of being almost useless information (or even dangerous), but if I were talking to smart investors I know, we'd all have an understanding of the ancillary particulars.Cash flow is critical to many investors because they need the cash, either to pay for their own living expenses or because they can't afford to carry an investment that has negative cash flow.What others here who are not concerned with cash flow (my @ symbol isn't working here on my phone) are saying about profit and IRR is that they look at investing to grow their net worth.

Currently realize that deal-finding is critical...Thanks!

As others have mentioned here, vetting the developers/sponsors is critical.  

I've read that there are ways to creatively invest with little to no cash and asking how that is done should never be criticized.  

Otherwise, it's all terrible advice once you apply some math and critical thinking.

Any kind of help is appreciated even criticism! 

@Mark Forest Why would someone criticize your work as a self employed Property Investor / owner..