I don't personally have tens of thousands in cash on hand for larger down payments (I do though in my TSP/401k), but my dad will have maybe a couple hundred thousand after the sale of his house soon.

I suspect it isn't just that they are responsible people, they probably don't want the good credit score to be ruined by non-payment/late rent.

I ranked my own website #1 and I did it free without paying thousands and thousands of dollars ...  

He’s done this THOUSANDS of times.  

pack your trips with showings and meetings.if it's not worth it to you to spend some time and money doing that... then don't spend tens of thousands of dollars on a property.

I paid thousand of dollars to do tax planning and I got two meeting so far with not tax planning, just chatting.  

If your goal is appreciation, you'll find markets that have very little cash flow (if any), and you won't realize your return until much later down the road when cash flow catches up or you sell the property.There are probably thousands of markets to invest in.

But enforcement and the nosy neighbor (or noisy tenants) could ruin it all.

Most are traveling professionals needing an alternative to a thousand dollar a week hotels.

The fees they tack on AFTER you invest hindreds of thousands of dollars is just nuts!