Is it possible to find properties that let you cover costs if not produce cash flow , assuming 20% down and average carrying costs?

well I am going to offer some other type of adviceyour one of a million who want to make big money flipping houses.. hard to do very few do it well and its competitive as hellI would in your situation spend the 1k and get a real estate license and hire on with a top producer and get PAID to learn.. in a hot Denver market with high price points you can stumble to 50 to 100k a year... and you work weekends .that will give you a foundation and you will make far better contacts than at meet ups.. .meet ups that I have gone to at least in my perspective are a total waste of time.you have the experienced guys just looking to take advantage of guys like you.. hey bring me a deal and I will pay you a few grand... there is no future in that.. and if you have no money no experience you need to get both.. so that's one way to get into the industry and become a professional..

So Will let me ask you this.how do you think paying 997 dollars is going to magically produce a few deals that make 12 k each for you ?

I rarely trust a syndication that can't communicate  or produce an informative/accurate/timely investor statement.  

Everyone has the right to live in a safe, healthy, and affordable home.

If you are looking for more of a passive income stream, purchasing underlying performing mortgages is easier (not so hands on, albeit tougher to find good ones), and if purchased correctly, they produce better returns.

But what I was doing is saturated and no longer is producing enough inventory.  

The lakeland realtor association produces market statistics on their website.. it’s mls wide not just POLK co or lakeland.  

What do other real estate investors think is the perfect mix of what % of your net worth should be in income producing rental houses and apartments (I don't invest in shopping centers anymore...so the risk of negative cash flow for prolonged periods is lower now with just low LTV rental houses and apartments) versus stocks (I invest in low cost SP500 index funds and bond funds only).

@Jeremy Leech Hey Jeremy the central Florida market has some great opportunity for small multi family compared to other expensive markets (2-4 units good for house hacking with low downpayment) and short term vacation rentals close to Disney that are producing great returns.