I’d guess the cost per sale would be higher than with a simpler lead gen campaign, in which the burden of the sale/conversion is on the shoulders of the buyer and theor follow up process—instead of relying on the potential seller to go through the whole funnel and enter everything correctly in the end.

So my question is people have said on the podcasts that if you can achieve 1% its a cash flowing property so id need $3450 a month if they accepted that offer.Do any of you agree with 1%?

I bought a duplex in Long Beach where the rents were 1900, rehabbed the whole property myself, got the rents up to 2500, and now I’m clearing about 1000k a month after all my maintenance vacancy, etc factored in.

After listening to Biggerpockets podcasts and blogs about the author and his new book on note investing, I went ahead and bought the whole package. 

But most likely this will be a pure investment opportunity not a house hack, because driving 2 hours to work doesn't make a whole lot of sense. 

Or is that a whole other can of worms?

So while as a whole I caution people against going that route, there are at least a couple companies out there who are legit and do it well.With that method, you get the perks of BRRRRing (forced appreciation) combined with the perks of turnkey (someone else does the work).So while standard turnkeys can't be BRRRRed, you can do the BRRRR+turnkey method to start and get the benefits of both.

I'm looking to achieve a cap rate of 8 or better with cash on cash returns of at least 12%."

I hope we both achieve our goals in life and in REI.

My whole point here is that I can save big time money buying REO properties from banks.