Also, I’m not an expert with hard money by any means, but I believe there are some creative ways to come up with required reserves if your lender requires it (401k/IRA balance, stocks, CDs, etc.)

Currently I have about $30k in the stock market and $22k cash.

Also, the building stock here is incredible, and you can easily find 2-4 units or if you want to jump to small apartment buildings there are blocks and blocks of 6-12 unit properties all over the place. 

I’ve been using the rate that you feel you can achieve on your money with little effort  I’ve been using the average stock market return of 8%.

Only for them to find that most of the stuff is out of stock and the cabinets would have to be ordered online anyway and picked up in store.

Average down payment sizes for SFR owner occupants have gotten much larger, I'm not even blinking any more when someone calls me that's ready/eager/willing/able to plunk down $350k just to get that stack of cash parked somewhere that it's protected from both inflation and stock market declines.

Your COC return would vary on what kind of financing you put it on but based on the report. 2% return on coc return is not very good based on what ROI in other market, like the stock market.

Like a stock, buying a property because it is cheap is a losing strategy. 

I have most of my savings in stocks and never really contemplated real estate.

Anyone who knows anything about stocks could give me a little more of an insight to what and how to do it correctly?