I never really made any money in excess of capital contributed such that I would deem it any decent rate of return ( IE I have min criteria of 8% cash on cash and I was making less than this) till about year 2-3 or after on each real estate property.

Decent legit ones, yes. 

within days Wagner comes up with this Brennah oaks development and markets aggressively and even wrote a book.another few months I get a note from real wealth (Kathy Fetke’s group) through which I met my turnkey providers and they said they have cut ties with Jean Gillen and anyone associated with that group. so for my risk appetite I didn’t and wouldn’t do business with them and I live an hour from ocala. 

Once you have a decent sized list of addresses, then you have to skip trace them to get the owner's contact info so you can call them.

I own a licensed gc company so if it is in a decent area I know I can add alot of value to it at a cheaper price since there won't be any labor or material markups.

I also have a decent size back yard and added a fence to the unit to separate the yards.

Cap rate is about 5.5%, but cash flow is less than 100 USD per month.The TK provider is well known here on BP, and they are known to have a decent tenant management.

I will say that the property management company is decent. 

Thanks for the tag JC,Without reading this thread in much detail all I can say is this.I find it very hard if not impossible for out of state (Or country investors) to successfully invest unless they are going directly to a turnkey operator that has in-house property management.I see Roofstock as the "turnkey" Zillow or the MLS.They have some decent due diligence measures in place but it isn't enough in my opinion.It's easy to buy (Or for someone to sell you a house).It's hard to manage it and make it perform long term.Reputable and TRUE turnkey providers can do the latter part very well.Plus, wouldn't you want someone vested in your long term success?

But it wa a decent gig for people until a year or two ago.