Somehow I completely dropped the ball with that and stoped attending. 

So it definitely varies from company to company, but that's kind of a ball-park structure. 

Not saying you can do it while sitting on the couch, but one way is to buy stuff like this (listed on the MLS in this case):https://www.redfin.com/CA/San-Diego/3905-National-Ave-92113/home/147880176If you'd like to go through the exercise of penciling this out and posting, I'll share my POV on why a property like this makes sense.

I'm leaning towards a Sacramento conventional purchase, though the market could go down in the next year --if only there was a crystal ball. 

It is unavoidable.Of course when handling Roundup (or any chemical), exercise caution.

A properly set-up DST will both protect your assets and bypass the burdensome franchise tax that would be levied against a Series LLC.The Delaware Act expressly provides that “[n]o creditor of the beneficial owner shall have any right to obtain possession of, or otherwise exercise legal or equitable remedies with respect to, the property of the statutory trust.” 12 Del.

I understand I need more solid numbers for my specific market, but until I know those, 5%-10% is what I will be ball parking.

I got my first deal by submitting a low ball bid that i assumed would get rejected.

Once you get the ball rolling, you might be able to discover the niche you are looking for.

Obviously if it went this far the landlord had his eye off the ball.