Will you actually see any appreciation on the asset outside of worldwide crisis? 

I like umbrella because there is no worry of being pierced for inadequate separation of finances, if sued you have a heavy weight in your corner who has all the consequences of a defeat, and because usually it is reasonably priced (mine today is not so reasonably priced but I believe it is mostly related to the risks of CA).I do understand that the probability of needing the umbrella policy is low.  

Getting a good painter at a reasonable price requires persistence and comparison shopping.

There is no one with experience in actual real estate high up in the company, which is the problem with most tech companies masquerading as real estate companies (including brokerages).Let me know if you want to know even more. :)

.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

Looking for any input or advice on how this strategy actually works.

I am actually kind of astonished by this.

So far no deals I have found are even close to creating reasonable if any cash flow with 20% down.

Could work, but remember people that need hard money usually need it for a reason.

I have actually have had the privilege to work with some pro athletes.