And I certainly didn't "cash flow", as rents were in the $18,000-20,000 range for the first few years.  

To get long term financing you have to be somewhere in the 75k range on loan amount .

The range for full service is 15-25%.Also as mentioned above you ought to be licensed and properly insured if you are to be a property manager. 

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

I would say it is doubly important for this price range (ARV is a half million!).  

The properties we buy are entirely turnkey and around the 40-65K range.

They also always call from the same number range so most people are fine just opening the lock app and letting them in without video.

Private lending is all over the map - could range from nearly being a bank underwrite to literally a handshake with your cousin Jim Bob.

Quote from @Akmal Normuratov: @Chris Seveney got it thanks You could get rates in the 9-10.5% range if you have a good credit score. 

Also rental rates are dropping, and we are already seeing rental loan rates in the 5% range, I would expect to see rental rates under 5% by January.If you are going to be a real estate investor for the long term, why don't have your Real Estate License?