As @Michael Seeker says, RentOMeter will do the job for you.  

I quit my job to go full time 12 months ago.

Short term HML rates are common at 12% and up.

I've NEVER accepted such an offer - - I fear the prospect has no job and may not be able to find one. 

We have been looking at turnkey providers as well as look at properties that we can purchase ourselves and hand over to a property management company.Me and my business partner want to hold onto our day jobs since they provide us an excellent source of capital for REI.

Most common ways of investing in real estate: Buy and hold (i.e. rent houses to other people), buy and flip (i.e. buy something that can have forced appreciation through rehab), build and sell (new construction), finance (lend money to other to do these things).

I'm bringing the 20% cash down but no credit rating /external cash flow and they are bringing a credit rating and full time job - ie the loan.  

My job was to find a property that needed rehab, put it under contract, they would lend up to 100% financing and sell the property afterwards.

The other arguments like parties and effect on hotel jobs have not taken hold.

I have a full time job as a scientific instrument sales representative, and I am normally on the road at least three days per week.