What I'm saying here is the reality of it is you will most likely have to plow back into your business money that you receive as rents that you intended to keep personally- sometimes. 

Unfortunately, overpricing is a common issue, distorting market realities and extending time-on-market.

Of course, track record and conservative vs. aggressive underwriting/promotion play a role in the reality of what you're hearing from any syndicator. 

They find and fix the deals and we sign the checks.The idea was amazing for people whose time is completely eaten up by our employers, looking for a way to create retirement with rental income.However, that is not at all what he did.In reality, he found the crappiest oldest homes ( more like death traps), that no other knowledgeable investor would touch, and upsold them to us for $20-50K more than they were worth, lied about the numbers, and charged us for repairs he never did.

This is so abusive and extortionist in nature, and so disconnected from any sense of reality I'd really have to question the general intelligence of the persons presenting such. 

Hello, I’m seeking advice, methods, reality check, whatever it may be.

Seller probably not going to like reality.

If I make the other exponses too conservative, no deals are good enough to purchase whereas not being conservative makes me scare as I don't know what the realities are.

Does anyone know the reality of what I'd need to get rid of a problem tenant?

Too many headaches for cash flow on paper (which is actually negative in reality) : stolen AC unit (thieves climbed a 7 ft fence), attempted break in (alarm scared intruder away), repair issues, winter weather (make sure someone turns up the heat on a vacant property).