But to my surprise same properties are purchased by another with in a few weeks.

I cant tell you how many rescue loans Ive underwritten for small businesses who relied on a LoC for liquidity and then had the line frozen or called unexpectedly.

That is higher than most, but we want to see you succeed and only way to do that is to be sure every investor has room in the rent income to service unexpected issues. 

I'm surprised you can find a manager for 15%.

I'm kinda surprised more people aren't talking about it because it's a fairly transformative law, allowing investors to create ADUs as well.

something that seems to surprise new investors is that transacting real estate is expensive.in Pittsburgh transfer taxes are 5%, usually split between buyer and seller. 

I'd be surprised it that's the case, though.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Considering the rates I am being quoted, I am a little surprised more investors arent talking about this.

Just because the costs might be in the furture does not warrant not budgeting for those known expensesThen there is the misc costs of asset protection, bookkeeping, unexpected utilities (such as between tenants (tenant turn over) or failure not attributable to the tenant such as slab leak).