I am transacting 1 deal in the portfolio for my buyer where they are transacting 20 for a set price so it's not my problem.Yet again others will say co-op is 2.5% like the seller is paying 5% total but they play games.

Your property appreciates with time as inflation and demand play their part.  

Last time it was on the market for 7 days, we offered on it and lost to the other offer. 2 weeks later, the deal is dead, and the seller's agent is contacting us.

I personally would rather be an investor/landlord willing to help than not to, as I have found the ethical approach to what my parents always told me growing up to "always treat others as you'd like to be treated" to be very fruitful in this game of life (and real estate) we all play. 

Hey guys, I've got deal this deal in play.

I would like to get into REI, but want to play in safer area, and be conservative than burn and die  and be worried.

You could've heard a pin drop as I was waiting for him to laugh, but he was dead serious.

You can play around with a typical amort. pay down in that time period and then plug in a higher interest rate to see what you could do to stay at the same cash flow.

And I will be doing a 1031 Exchange.A wrinkle came up where I could carry the note for half down at 7%, which would give me $35k to play with and $203/month cash flow (which is what I want from a property anyway). 

2- I've read a lot about turnkey companies, but i'm uncomfortable with how they lump together their broker, lender, property manager, etc and they all play on the same team, with interest in not necessarily getting you the best deal, but primarily in making a sale (at a premium rate).