And now we have tenants living for free, banks offering forbearance, tons of free money being passed out to people who don’t need it and people refinancing with triple digit cash outs. 

And on top of the great cash flow, i've personally seen double digit appreciation.

Might be difficult for a portfolio size in the triple digits though. 

I want to put my money somewhere where i know I can get double digit returns.

Double digit falls in some and double digit rises in others.

The rate you pay is negotiable, but its realistic to be in or at least close to double digits.

Obviously, the desired ROI is different for everyone, but I would venture to guess most the full timers on this site consistently see double digits.

Get as much as you can upfront because the likely hood of it going through, is down in the single digits percentage % wise.

So, today I bought a digital camera and called some realtors.

In such a hypothetical scenario, I would be a lender and invest in projects that yielded double digit returns, do so locally so I would have the opportunity to drop by the project and perhaps pick up some valuable education via hands on with the borrower.The other option would be to learn about notes and invest in some paper at discounts yielding double digit returns..