IMO - 9.5 is way too high to take seriously as a buyer. 

If so, I would highly recommend attending local meetups.

Expenses do not included management fee as it is self managed but other then that not so low. it is the rents that are relatively high.

To help in your search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

That being said, like most things with being a landlord, if you are a decent person treat your tenants like people, remain communicative and respectful, make necessary repairs, it is highly unlikely you will ever get sued or anyone will ever question if you did everything by the book.  

See the table below which compares what is on an MLS data sheet and what an investor needs to evaluate a property.Below is a high-level summary of the tasks an investor needs to accomplish.

RENT HIGH in newly refurbished in and out. 

These are investment promoters and the investments they market are highly speculative, difficult to evaluate and there is a high likelihood that you could lose your entire investment.

I learned that there are great opportunities to purchase low maintenance, fully remodeled homes in places where there are high quality management teams in place that can produce nearly passive income.

I REALLY WOULD APPRECIATE EXPERIENCED HIGH QUALITY ADVICE.