I wouldn't say my return is 12% because it ain't so but I'd be comfortable to tell my clients an average 8%-9% annually is a likely scenario because that is how much I've been getting.  

Cap rate is not a performance measure nor is it a profitability measure (although this does not stop many investors and agents alike from using cap rate as such).

Fine minds think alike..

On a like for like comparison, SFH is far superior. 

Personally, I've gotten a lot more interest lately from friends, new agents, and investor agents alike.  

That said, not all turnkeys are alike. 

@V.G JasonSeller financing presents upsides and downsides to home buyers and sellers alike.

Those things can be good back ups if more direct methods are not working but should not be relied on.All of the above is relevant because you will get a pretty quick idea about whether what you are hoping to do is a likely path to success.

So far my biggest drawback to SFRs was a bad hailstorm last year that took out over 20 roofs, multi and SFR alike, and large deductibles on each. 

Also has a like mini restaurant that could get turned in to cafe.