I plan to self manage and promote everything else  cap rate seems to be mediocre.  

Of course, over that time between my tax returns which I will put 100% towards saving for my down payment and (hopefully) increase in pay and promotions that time timeline could decrease but, for now my math is based off my current situation.

That's because self promotion, contact information, and advertising is NOT allowed in the Forums.  

Their tax lien list not good at all and they were trying to promote it like it's "Diamond".

Check out this one in the BiggerPockets store:http://store.biggerpockets.com/books/rehabbing/a-rehabbers-tale.htmlNothing like a little shameless self promotion!

You seem to be dragging up some older posts for no real purpose other than to promote yourself.

Turnkey is just a marketing term and it is bastardized to the point where even the promoters are calling themselves Turnkey companies even though they never buy, renovate or sell anything.  

However, in 1946, the WJ Howey case gave guidance on what a security actually is by establishing an easy to use test: 1.There is an investment of money.2.In a common enterprise (more than one investor).3.With the expectations of profits.4.Through the efforts of a promoter.

I have several software offerings that I would like to promote in the 'Software Companies' directory. 

It's also a site sponsor, so make sure you use the promotion URL if you're going to get one as you get a discount (simplisafe.com/pockets).