if I have no money into the deal and bringing in $200 free and clear every money hell even $100 with no other expenses these usually come through creative deals or owning notes but I would do it. 

It sounds like you are off to a great start already especially by educating yourself! 

Within my 20 years of experience, Theodore, it's great to see proactive agents like yourself getting out there!

but i'm not bending my criteria just to "do a deal."  

I didn't want to have to remember to do that myself every time.

Is it desirable? 

Quote from @Rafael Valdor: hi fellow investors,I want to rent out my townhouse in Calgary, but haven't had much luck with it on Rentfaster and Zillow.Just a couple of tire kickers so far.I reached out to a few Realtors (just for tenant placement) and got crickets...So I'm going to reach out to PM's next, but I was reluctant to do it since all I hear are horror stories.Any suggestions for half decent PM's or realtors who specialize in residential leasing?

It will familiarize you with the basic terminology and benefits.

Seems like a pretty straightforward way to do business.

Not if insurance paid for it.