Figuring out the neighborhoods, contractors, etc is something I'm trying to rely on another party's expertise on - and it looks like the reliable turnkey and property managers have properties that are notably above that range. 

Every lender I talk to says I need to come up with about 10%, plus closing costs, plus 6 months reserves to put a deal together, that I can't rely on the equity in the property.The house is a great deal and I'm only looking for about 60% LTV.

The problem is when you rely too heavily on one thing. 

They dont advertise the right way and rely on word of mouth.

I think that if anybody relies on just one system to preserve wealth and assets it is not going to fully work.

Best to save all the documents to your computer and not rely on them keeping it for you.

If privacy is now the goal, provide something the parties and lenders can rely upon to reduce or eliminate liability... such as an LLC certificate identifying and signed by all members and including a resolution appointing an authorized signatory, plus an indemnity to anyone relying upon it. 

In some markets the numbers do not work and investors are mainly relying on appreciation as a investment strategy understanding that they will be supplementing their tenants rent in hopes they have made a good investment.

Relying on the local handyman is dangerous, what if he is no longer available?

Some big industries rely on contract labor for short term jobs.