I can tell you that even the off market stuff is getting harder to find, but that’s where the deals seem to be for me. 

Meaning I can take the appreciation out in the form of a HELCO and then invest it in cash flowing properties else where. 

I call them "get up to speed" costs.Break-even purchase price vs loan costs including PM, vac, and cap rate work out (for me) @ $240K with 25% down, @ $225k with 20% down, @ $210k with 15% down.If I consider $5k for get up to speed costs (and that the roof is good), that still means I break even in 2 years +/-. 

form my perspective performance cash bonus's do not give any equity in the company to minor partners this rarely ends good..

I have a virtual assistant who updates a Google Sheet for me for every property.

It spelled out the terms of the purchase and a deadline for me to exercise it.

That's why many brokerages offer sales training to new agents.Second, there are a lot of good resources out there for new agents in the forms of articles, books and (I'm certain they must exist) Youtube videos.

I call it diversity and it has worked well for me.

A "1%" property is negative cash flow for me.

Is this, or some form of this plan, possible?