Will it even cash flow? 

@John Reagan Johnson hope you don't mind a PMC answering, but most of our clients hire us because:1) They live out of state and don't have time & expertise to remote manage2) They don't have the time to manage3) They don't feel they have the necessary expertise and/or don't want to risk learning as they go and making an expensive mistake.Go read Kiosaki's Cash Flow Quadrant book.

I can definitely tell you there's still a lot of positive cash flowing and 1% rule deals and you get amazing appreciation.

An 8-12% cash flow would be good for me!

I have a few places in Upstate NY cash flowing over 12k/mo. 

Quote from @Robin Simon: Quote from @Jonathan Greene: To me, cash only is just cash.

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

This is a story from my past that provides a perfect example as to why investing in tax liens at auction is so dangerous for any but the most experienced and knowledgable investors20 years ago I purchased a SFR as a long term rental investment that sat on a double lot.  

I have used avail.co in the past with great success but it appears this software and others no longer market on zillow which I know to provide a lot of leads in the past. 

Personally too, I look for the best quality and always provide that to all my clients.