It has a very low barrier to entry which is why gurus tout it as a good idea.

Sellers are touting 30% opex expenses,3% vacancy etc. so there 6.5 cap they want is really a 5 something.

I want something new and I have tout 20% down.

The true value of a property (or anything) is the price at which the parties agree to an arm's length transaction, with all parties having full information and neither acting under any kind of duress, and all potential purchasers having an equal ability to purchase.Many of the buying techniques you see touted hear are predicted on one party (the buyer) having greater information, or one party (the seller) being under some form of duress (like financial troubles) or the potential deal not being available to all possible buyers (like a direct mail lead of a property not listed on the MLS.)So in a way, in order to buy below market you have to know something others don't (about rehab costs, say), or find a "motivated" (read desperate) seller, or hope to buy something other prospective buyers don't have a chance to bid on.Now here is the catch.  

  :)To your other point...you are absolutely correct that there are a lot of people that tout syndication as an easy way to make money. 

Not to tout my own accomplishments, but I literally took 2 or 3 Real Estate classes at Palomar College and then sat for the Exam.

But this has happened quite a few times.I am wondering if there is a big supply increase in the market as tons of folks are now buying and renting and there are many turnkey operators now touting this 'amazing' opportunity.

Jeffrey Breglio I'm taking your advice to heart and flying out to UT in 2 weeks to get a better feel for the market.  

Networking is constantly being touted as a key component to success.  

I usually don't advocate for this loan since in many markets it is a nightmare, but I just had a conversation with a mortgage banker in my area who was touting the great benefit is has been for many of his clients.