Typically high fees, but still half of what I was being charged by the investors edge. 

The other markets are in southern states.My buyers are typically the "trades".  

I'd be able to put 20% down on each and have money left over for some repairs/updates.It seems like I'd initially take on more stress, less initial return but the long term scalability seems great.  

Not trying to scare you, but a lot of lawsuits happen because the landlord doesn't follow fair housing laws, or simply neglects repairs etc.

Assuming you sold the home at the end of 5 yearsYour NET ROI would be:0% appreciation: 10.93%1% appreciation: 12.13%2% appreciation: 13.33%3% appreciation: 14.53%This ROI calculation takes into account taxes, insurance, selling costs, repairs (calculated at $3500) through out the lease.

Sub to deals are risky for the buyer and typically provide little to no value for the seller. 

2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

Quote from @Scott Trench: @Scott Johnson we typically don't delete forum posts, and I don't see a reason to make an exception here. 

This requires 10% down and you typically just have to live in the property for 14 days out of the year.

There are a lot of websites that offer the course online, or if you have a college near you, they also typically offer a class that satisfies the pre-licensing requirement.