I am in OKC area and was originally looking to buy and hold. Now I am thinking fix and flip may be more profitable. The catch is I am only interested in paying cash for either rental or flip due to risk tolerance. After analyzing a few deals over the weekend it seems difficult to find deals that will net me more than 8-10% ROI (stock market average is around 10%). I feel for all my effort, if I don't make more than investing in mutual funds it's not worth it, sure it's a diversification strategy but still too much work. Are there deals to be had for a cash buyer that I simply haven't found since I am as green as they come or am I on to something when analyzing from a cash only basis? One deal I found I as an example: purchase price 60k + 30k repairs = 90k all in. Comps selling for 135k. Net after agent fees approx. 32k-ish. Wouldn't it be better to flip than to have 90k tied up with house renting for 1250 per month? What say you?