Opportunistic investments typically do not have in-place positive cash flow, need a lot of rehab, are higher risk, are financed differently, and typically command a higher return to offset that risk.

I  TRIED TO DO 990 TAX RETURNS FOR FY 16 AND FY 17 PLUS, WE HAVE A RELATED LLC BUSINESS ENTITY.  

There is a law of diminishing returns here because lenders will not let you take out all of the equity for your next purchase. 

You might pay more in interest, but for that kind of return it will be worth it.https://www.biggerpockets.com/hardmoneylendersOthers exist like Lima One Capital, Corevest etc.Normally I would say to get a blanket loan at your current mortgage provider.

If you look at total returns = income + capital appreciation, California has most places beat. 

hahahahaYou're a legend mate It was a pleasure seeing you in San Fran the other dayIf anyone wants an Ohio Cashflow t-shirt all they have to do is message me Only caveat is that in return you have to send me a selfie like Doug :)Thanks much

For me it will be totally cash flow based.. run the numbers... in general you will likely get a better return with multi.. on the flip side when it comes time to dispose you will have a broader buyer base for a single family with investors and end users vs usually only investors for multis.. really depends on your plan and goal..

Or it mightbe wise to buy an investment property which has the best returns and then live closer to where you work 

Howdy @Tony MaiFirst I would not do this deal with the numbers you provided.   7% is a poor return on your investment.  

My cash on cash returns have varied from 15%-44%.