Specifically, some of the deals I'm considering come from established turnkey companies (very reputable in these forums) that have been around for a long time and they claim very long tenancy terms. 

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

We can't have our cake and eat it too.

Lol Have you done many lease options as a buyer over many year term? 

I recommend doing a flip when you do not have any money.

Hi Gigi, glad to have you as a part of this awesome community!

Some have a 20% down, but the rate rises significantly. 

I cut off PMs that constantly try to find ways to add revenues by what I call trickery; selling some 3rd party service that they have contracted to all their clients, recommending small fixes turn into large one's,etc, make it difficult to get 2nd opinions. 

We have been hosting a real estate investor meetup for about 3 years now and meet the 1st Saturday of each month.

Its the "blocking and tackling" and going with the basics that keep you out of 90% of the problems that we see people have.