Due to life circumstances, it hasn't been realistic for me to start looking to buy anything.

I'm hearing a lot of different expectations, but what is realistic.

As for the 7% cap rate, look at what's common for that area for cap rates on apartment buildings, that'll tell you how realistic it is.

Perhaps down the road they will come to the conclusion your offer is more realistic than their asking price and will get back in touch with you. 

Apartments are my goal, but haven't bought any so far and still a beginner on that aspectAfter multiple conversations with the property managers, I don't think doing a rent hike to market rate is realistic for these tenants (small increases yes), and I guess I'm not the type of person who wants to kick people out and mess with their lives (these are all families).

Even if I was, I would like I would say ask someone actually in your market. they know if thats actually possible(realistic).Umm... aside from that maybe find a way to no use your money for the COC return?

To give you an idea of NPN setup using NPV seeking the same return:P1: $0P2: $0.....P24: ($4,000) P25: $0P26: $90,000=NPV(12%/12,P1:P26) = $66,334.05The more accurate and realistic your income and expenses the more accurate your formula result will be.  

What is a realistic return to shoot for in the Valley? 

They outline 4 strategies for building your portfolio safely and realistically.

A realistic portrayal of the path.