I’m not sure it’s a ten cap after maintenance is considered it’s probably lower in today’s market if it’s a LTR, my points is the power of leverage.

Does your calculation include 10% for maintenance?

Another reason investors like grocery centers is that grocery stores are often under a triple net lease, which means tenants are responsible for everything from maintenance to taxes.

Here's the breakdown of all the cost and incomes:home purchase price: 140k, rent per month: 1100 (RTV=0.79%)Income: 1100*12 = 13,200 per yearDown payment 30%, interest rate 4% => mortgage per year is 5,6001.5% property tax, 1% maintenance, 1.5% home insurance => another 5,600 per yearPM fee: 10% rent per month + 100% rent for new tenant (assume tenant stays for 3 years) => 1,320 + 1,100/3 = 1,686 per yearTotal cost: 5,600 + 5,600 + 1,686 = 12,886 per yearThere's barely any cashflow and does not even include the vacancy time between lease, legal fee in terms of a dispute/eviction etc.So the question is, should I try harder to find 1% properties in these areas, or there's something that I miss in the calculation above?

I do the property mgmt and most of the maintenance myself. 

I work as maintenance superintendent at a commercial building (about 80 000 sq ft) (4 years experience).So I love working in the Real Estate industry, And my goal is to start investing.But I am lost because in the USA there are many paths you can take to move forward in the real estate industry. 

Larger apartments usually just have maintenance do touch up.

And after 15 years, you own a $3,000,000 property for which you paid nothing out of pocket and did nothing in terms of management or maintenance.$200,000 per year reward for doing not much other than putting a deal together.  

They are not going to know how to maneuver their online portals, bill pay, and know when to ask for help with maintenance.

The decent producing Realtors, the ones that sell a fair amount of homes, already know what's up and aren't doing a lot of hands on hips drama routines with pointless threats and all that (top producers never do drama routines anyways, it's a characteristic of being a top producer, and in case someone takes this as gendered commentary because I referenced hips, it is decidedly not gender specific, drama propensity is equal opportunity in this case), but the lower producing realtors are all working on their Ph.D's in Drama Llama Sciences.