Their investment assumptions/opex typically are a little rosier than reality in my opinion.

In reality, the lawyer didn’t seem to have as much experience as an escrow company and the sale may have been delayed a bit in addition to costing more.  

Now who do you think is receiving the benefit of this saving, in reality?

That's the reality of it.   

I don't think your working in reality. 

It can be done but I would probably also diversify it in private lending or another type and just not NPN's.I think reality people need to understand is the days of 25%+ returns are only happening if the operator is on top of their game but stuff is being sold and priced out at 15-20% and that should be the expectation.

And so while this is all personal opinion of some random person on the internet (me), in reality there is not really a financial ROI in doing more than is needed, and unfortunately doing things well.  

Never close on their ARV and grossly out of touch with reality on their repair estimates.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

The reality is many of these are not deals because the sellers will not do subto.Its like asking a married person to marry you and leave their spouse.