I don't buy this for anything but solid safe investment with a Grade A tenant  IE doctor and her personal Guarantee on the lease..

Sellers over price the property in their mind and belief, so it requires some negotiations once they are located.There are plenty of properties that have not been on the MLS to buy, but the techniques we use to buy them means we have equity at purchase and we don't need to use banks to do so.It does require capital, and an understanding of what makes for a safe investment.

At the same time you can make reasonable returns with super safe passive investments.

If you truly want something that's completely safe and predictable, it would make more sense to invest the money into bonds or mutual funds. 

But somewhere around that range is a safe bet.

They Soon find out just how hands on it can be and that’s when a decision has to be made for the future plans of scaling.We as an area I just feel is ‘America’s Playground’ with so much to do and see combined with our after hours scenes.

Imagine this scenario: a PM, an agent (or anyone who's incentivized to get you to buy a property) tells you a property is "safe" and a "good investment".

We asked the property management countless times for relocation to another property of theirs because we no longer felt safe there, now mind you the majority of residents moved out immediately!!

Is is perceived as safe or a dangerous area? 

I would start small, be safe, look at your options for lending, and find people you trust to help you with everything that goes into a BRRRR.