If there is really high cash flow day 1 at market price, that to me is a red flag, not a green light, since it likely means I'm taking on extra risk from the quality of tenants and the neighborhood.

What I learned from it is that I can't trust rehab qualities by contractors without seeing it all in person.

Just provide a quality property (consult with PM on this) and if you do decide to use one... use one who has a waiting list. 4.

Generally speaking, the neighborhoods aren't very good and the quality of tenant you will draw is poor.

Quality platforms are using item 2, but the investor may as well buy a private REIT or other financial product IMO relative to what is currently being offered.  

I'd go to a plumbing supply house for fixtures of better quality and lower prices.

You might want to consider something like this.One thing I've found from dealing with contractors in multiple cities is that it is very difficult to find good ones and that will do quality work, show up on time and not price gauge you.  

Put in good quality fixtures so they don't leak.  

Some people will say, "Take out a quality Insurance Policy and you will be protected."

However, given the up and downs of my current rental situation, and the opinion it has created with the wife, I can't have anything but quality tenants going forward, so I will probably stay toward the "better" areas, and west side suburbs, I guess you'd call those "b" or "b/c" area's around here.