Based on their $20,585 income figure, they are saying expenses are ~ 9.75% which is obviously a fantasy.

And it's all great fantasy.

As it sounds like you are wanting to put together a team, he should be able to find you the properties.side note: I spent a little time in Madison WI many years ago, loved going down to State St after a football game !!!

Their numbers are fantasy, and what they sell you is retail.

In the end the tenant will pay exactly the same amount for damages and be entitled to a refund of their DP if warranted at move out,Landlords expecting to have all damage costs covered by a tenants DP at time of move out are living in a fantasy world.

That might turn out to be a decent investment, in the fantasy world where prices always go up. 

The internet is full of junk and new gurus seem to pop up daily, then there is always a wave of newbies that aren't willing to learn the realities of the business and concentrate on fantasies.

I'm just starting out and wondering if this is just about "invest and get rich quick" fantasy event or will it actually be practical knowledge that will help me get started?

My point is, I get a bit swept up in this fantasy and buzz and I need to look at the strain and risks it may cause also.

When you lead with the written offer after running numbers on the seller's claimed NOI etc, it can have a way of setting you apart from potential time wasters, people engaging in fantasy about being a RE tycoon, and looky loos.