This is where a course would come in handy (might not be the holy grail but it would sure help).Also don't underestimate the value of your local REIA Group (Real Estate Investment Association).

Holy crap, I never thought taxes were that high over there.

The cap rate is not the holy grail because it applies to stabilized properties, only. 

When I first started looking for investment property I wanted to do the holy grail house hack; yeah that search lasted about 6 months.

Holy cow!  

As you develop more specific interests (markets, niches, companies) I'd recommend setting up progressively more specific keyword alerts so you know if and when someone is talking about the Holy Grail of your intersected interests.If you have any questions about the turnkey model or the market down here in Birmingham, feel free to reach out any time.Best of luck!

For a piddling sum, I know a Greek Orthodox priest will come to your house in a robe and bless it with holy water and prayers, get that on video.

@John Moorhouse am I the only one sitting here thinking, holy smokes!!

You'll be dealing with enough of those when screening your tenants, why in the holy hell would you also want them as your employees, lol? 

But if you have to sell then a 1031 exchange will still allow you to indefinitely defer all tax on profit and depreciation recapture.And the holy grail would be if you could move in for another half a year. and then back out for a bit and then sell you'll not only get the first $500K tax-free.