In response to the OP:Maybe in some mathematic scenario in which all the stars aligned perfectly... maybe you'd make a million "wholesaling".  

We hired one manager who didn't work out and then we hired another one who is an all-star.

Their reviews are all 5 stars at BBB which seems a bit odd.

It has a 4 star rating on TripAdvisor, and 3 star on google.

The star grading is all based on automated census data that can be outdated and does not take into account more intangible attributes (block-by-block) so take it for what it's worth and talk to boots on the ground (your potential PM). 

After listening to Bigger Pockets shows for weeks, I decided to NOT watch Dancing With The Stars!

When I am analyzing the data I make a spreadsheet with the top 20-30 properties that have 4.85 star reviews or better to find out what a comp property could make.

@Jay Hinrichs I definitely got stars in my eyes listening to @Brandon Turner and the podcasts describing 2% rules and 12%+ cashflow but ultimately ended up with what you suggested: being content with 5%+ cash on cash and enjoying (hopefully) better appreciation in this market.  

My children's school had a bit of a controversy at the end of last year, and our rating took a huge dip - apparently anyone can rate a school, and people from around the world have been giving it one star reviews without knowing the whole story.

Star with calling them and building rapport.