Unfortunately, turnkey providers are heavily focused on Memphis due to cash flow and some of the best cash flow is achieved in C to D areas which are best left to local investors . 

Also to add, you could put a way higher percent down payment to make the 1% achievable but for a minimum 20% in this market could be upwards of 60k or more unless you find a great deal.

Because I was so hyped up on 'killing' that debt, I was able to achieve that goal in 24 month's time.

Research on this forum how to do a comp analysis and figure out if the After Repair Value of $50k is achievable based on other similar properties in the market.Then figure out what type of add-value improvements you need to do to get to that ARV.

pid=1612Houston Real Estate Highlights in March Single-family home sales rose 4.9 percent year-over-year, with 7,072 units sold, marking the second consecutive month of positive sales;Days on Market (DOM) for single-family homes remained unchanged at 64;Total property sales increased 3.6 percent, with 8,475 units sold;Total dollar volume jumped 5.7 percent to $2.4 billion;The single-family home median price rose 2.1 percent to $240,000, achieving a March high;The single-family home average price was up 2.0 percent to a March high of $298,766;Single-family homes months of inventory was at a 3.9-months supply, up from 3.3 months last March and at its most plentiful level since October 2018.

@Dale GwynnThe cap rate in this context is simply the return you would achieve if you purchased the property at X price for all cash. 

I would like to get the most with each paycheck to achieve my goals in real estate and at the same time decrease the amount that I pay at the end of the year to the IRS.

The only way I can achieve that is by taking the equity in one property and placing it into another.

Marketing is the only way to achieve that.

You can often achieve 8-12% CoC with an IRR of 20% as a passive investor in value add deals.