Using mailers, in an ascending manner, in concert with conversion based marketing, that's what drives up lead gen to hit those 3,4% marks. 

I don't anyone is doing it to be intentionally misleading, but it is a very important part of the conversation.

I understand this is a broad subject, but I'm hoping to get a conversation going.

First, have a conversation with an accounting firm to see if a cost segregation study will be beneficial to you.You don't want to spend money on something where you won't get a benefit from.

I already pointed out earlier that common sense is often ignored when juicy tax benefits are brought into the conversation.

From our conversation, it seems like there are indeed properties that will cash flow in the 6-8% Cap rate and 10%+ cash on cash rate and that there are Debt-Service Coverage Ratio (DSCR) loans around 5.5% and 25% down that will fund a purchase with the appropriate cash flow. 

If the answer is, "Oh I already have a guy out there or boots on the gound out there so I won't need to" then it ends up being avery short conversation.

The "backdoor Roth" strategy allows someone who earns too much income to be eligible to make a direct Roth contribution, to make a non-deductible contribution to a traditional IRA, limited by the annual contribution limits ($5500 for 2013), and then do a Roth conversion by rolling the contribution over from the traditional IRA to a Roth IRA.

Personally, I don't mind co-signers IF your spidy senses aren't tingling in those open-ended conversations. 

It's free to contact tax office and have a conversation.