To maximize your returns, I'd recommend going for a renovation loan to add instant equity to your purchase. 

As for bookings, think about how instant booking works for you.

You want to back off that a bit, so you have reserve funds.You could also use a DSR rehab loan to find a beat up property, that will have less buyer competition, which will allow you to build instant equity if done correctly.One of your first challenges should be figuring out if you want to invest in Class A, B or C areas (do NOT do D!).

There's the old excuse that their payday is Friday and the 1st is not always on a Friday. 

If you lived in 2 years I would sell instantly, $400/mo just isn’t worth the work.

I bring this up because you seem to gravitate to formulas for instant profit, which means you may be overlooking strong locations with properties that have more stable appreciation/tenants.You have the buy and hold.Buy and trade and grow.Buy and flip.Buy and pray that you made the right choice to invest in RE.Buy and house Hack.You get the picture...Every goal should have a different formula.

I just finished a webinar that showed how to pull USPS vacant properties list, skip trace their cellphone numbers, and send out sms texts to all those owners, with almost instant responses/leads... all within 10 minutes with no major setup or training required.

As Jay suggested, if you think you are buying a good deal, be careful some of these areas that are being sold to people from California, Washington, Hawaii, New York, New Jersey, and even Texas now are being led to believe they are buying "C" class and "B" class properties here on BP and they are really scary "D" class properties.Make sure you google earth 1/2 block away to 6 block radius at all the commercial, shopping etc... if you see grafitti, broken windows, boarded up windows, trash all over the place, payday loans, unsavory characters, NO large grocery stores, NO trendy shopping, coffee shops etc...  

Great for instant capital up front, but can’t seem to justify all the fees and interest. 

What I found most appealing was someone to walk me through the whole process and stick with me after acquisition (accelerating my learning curve) and the instant credibility his program gave me with vetted underwriters, property management companies, top commercial multifamily brokers, and most importantly passive investors.Investors that know this "anti-guru" have no problem offering (yes, offering) to invest in my deals.