You seem to have a good handle on the numbers...the inspection will be key also. 

Standard depreciation is where you depreciate the value of the house (minus an estimated value of the land) over 27.5 years.Accelerated depreciation is where you break up the key components of the house (i.e. roof, floors, windows, hvac, etc) and depreciate them over the IRS' acceptable lifespans of each one.  

The key is to not be greedy, but don't leave too much money on the table either.  

The key to being able to invest from afar is having people you know and can trust in the area you want to invest.  

hey all,where is the best forum to find key team members?

That is a 5 years more or less engagement.2/ Buying into a sponser project where a commercial property is bought/fixed/rented etc'. this is a syndication, and again, it is a pool of investors, but unlike #1 it is one big property.3/ use a turn key investment property4/ buy locally and do it myself.I know #4 pros/cons, but I don't feel I know enough how to evaluate the pros/cons between 1 and 2.

But given your lack of interest in rehab, maybe you should consider a turn key investment. 

Now acquiring that much might not sound too daunting (sure does to me though), but consider that you will likely need 20-25% equity in each property, so you will likely have lots of cash tied up, especially if you are buy turn key properties.  

I am currently working through "What Every Real Estate Investor Needs to Know About Cash Flow and 36 Other Key Financial Measures." by Frank Gallinelli.

The space is also growing and evolving, so I expect crowd funding sites to become more robust over time as the industry grows especially as those key quality metrics become a well known standard to achieve.Title 3 starts this year which is going to be very turbulent at first, but it will really stretch the capability of the portals to manage a higher volume of investors.