.* The property is not sold and title is not transferred until the tenant exercises the option to buy.

What internal rate of return should and cash on cash return should a beginner investor expect to see.or is there a better metric to look at for investing in rental properties.what do you guys generally see in your deals?

I was afraid that I may be in an unsecured position, but our lien is prior to deed transfer. 

My tenants are not allowed to take possession until they have untilities transferred.

To not lose money, have a negative cash flow, be underwater in your mortgage (owe more on your mortgage than the property market value ) analyze at least 10 properties cash on cash, ROI (return on investment), Internal rate of return (IRR), capitalization rate (cap rate), rent to value, debt coverage (DCR), Gross rent multiplier (GRM) are some ratios used in property analysis of SFR or MF rental investments.

I have a question regarding this 90 day flip rule that is currently preventing any flipper from selling a property 90 days after the deed transfer.

I always shoot first and aim later with my offers.The lease does not survive the transfer of the deed unless you want it too (I believe).

We have hedge funds, and international buyers that have propped up the market.

This includes any and all fees that the mortgage company charges you in order to give you the loan.There's all the transfer fees, taxes, etc.  

I have a masters in Healthcare administration, undergrad in international business; however I live in an absolute crap job market and I cannot get hired anywhere.Im currently living in Wilmington NC.