So if conventional primary residence rates are that high, par rates on investment properties are generally higher. 

He markets himself to no end and I see more stuff from him than anyone else, but he is one giant sales pitch. 

Thats very highly unlikely. 

At the end of the day if you run your numbers and analyze like 10 properties a day, and every single day scour the internet for anything new, you will eventually find something that works and know it almost immediately.

I had an investor that did this with small strip malls in PHX when PHX crashed in 08 .. came out very well on the other end. !!!

I'd keep 70% as a base and shoot for 90%+ on the high end.I think I'd be pretty happy with 90%. 

If you’re below $275K, focus on high-impact upgrades like improving curb appeal (landscaping, fresh paint), refreshing the kitchen and bathrooms (new hardware, lighting), or adding energy-efficient features (smart thermostats, LED lighting).

I don't see any sense of urgency from you, so no one adjudicating this case would either, or end up taking any action!

I was relieved to hear you speak highly of his program after reading the posts before yours.

Being a NYC resident (originally from Long Island), the price of entry in the area is on the higher end, so I've been considering some options in the NY Capitol region, as well as NJ and CT.