I always advocate for joining investor groups on social media (Facebook) for that locale or region that you're interested in.

If you just do 1 or 2 per year, then yes, too much risk and you should be looking for larger spreads. 

admin (CPA costs spread out over multiple properties)-$1,200 (vacancy, lose 1 month every 2 years plus marketing costs)******************=$9,300 net profit =. 3.45% ROI on RENT.@3% yearly appreciation, minus transaction costs when selling...it comes out to 5% annual average ROI,   I know the rental ROI is low - but those are the numbers up there.

Mostly social media marketing, SEO, and website stuff.

He tells how he bought this sunscreen spray, but he didn't know he should've spread it with his hands, not just spray it.

Had a bad feeling this two week "slow the spread" was going to turn into two years..Forrest Faulconer

By that I mean the spread between the returns for the 20% down just get larger and larger as the years pass....and my goal is to only pay 10% for the property,...not 20,...and 100% CoCR. 

You can go to Meetup.com to see the next one coming up.To find houses cheap enough in order to get a good deal, have to do marketing ( Direct mail, Cold Call, Bandit signs, PPC, SEO, Social media, tell people you are looking to buy homes, its so many ways).

@Mike Bean, I'd love to help, but I can't make hide-nor-hair of that spread sheet.

Diversification in investing, whether in stocks, bonds, real estate, businesses...helps to spread out your risk over multiple assets.