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.

Cause once that contractor has that money it is his, you have no recourse whatsoever in getting reimbursed for shoddy work and pictures can lie. 

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.

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

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.

I made a deal with two highly motivated sellers, they're ready to go. 

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.  

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.

RENT HIGH in newly refurbished in and out. 

It’s very efficient, high quality, customizable, and affordable.