Perhaps the SFR market is overvalued now and 1% rule is just a simple valuation tool like a P/E multiple in equities telling people to stay clear.       

I'm looking for a team, an agent that with knowledge both on/off market deals/neighborhoods insight.....good GC, efficient and can accommodate multiple jobs and property manager with that is experience in section 8 housing.Appreciate hearing from you. 

There are multiple local groups and meetups you can try attending here to connect with more ppl 

I'm absolutely not interested in leasing fast at all and I'm extremely picky about tenants and I do things like require a large security deposit (even for section 8 renters, I have three of them and love them), don't supply appliances, take my time doing background checks and arranging multiple calls/meetings with potential tenants. 

@Jamie BanksI understand there are multiple parties: 1) displaced insurance policy holder (tenants)  2) ALE 3) The company that supplies all the furniture and install the washer and dryer. 

When it's time to sell, I consult with multiple brokers, the experts who know their stuff.

Overall sale prices of homes are lower than most areas so that 100-200K can be multiple down payment on investment properties.

Instead of tying up your capital in a high-cost primary residence, consider taking the would-be down payment and investing it in out-of-state properties.This strategy allows you to diversify your portfolio across multiple assets, spreading risk while potentially generating cash flow and building equity in appreciating markets.

If the property has multiple meters they're most likely going to see it as an investment property and I think you're going to  be hard pressed to find one doing 5% down.

I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have.