But the fees on a $100k property start to eat into the cash out.  

You probably got the management fee by calculating the rent times 10%. 

There are no lawyer's fees, survey costs, environmental studies, inspections .....

Dealing with D class tenants in SB is no joke and something a person has to be truly prepared to take on for pennies.Lets say we rent a D class house for $500/mo off Olive Rd. and charge a typical 10% management fee.

Then you'd only need 3-5% down....some lenders are even offering 0% down but there is a bit of an extra fee.

It is an interesting business model, but they do charge a 0.5% fee for their part. 

@Chris ChantavongAs noted above , for sale by owner is one way to go.If you want to get maximum exposure without paying much % fees to agents you ahould consider a "flat fee MLS listing" service

In regards to rates, terms, am schedules, appraisals, fees, etc.

Appreciation rates are better than most areas of the country as well for 2018.I would go after condos in vegas because financing is limited currently but expected to loosen by year end which will increase buyer pool and values.I see HOA fees as money down the drain. 

They give you unlimited access to their database of phone numbers and emails for a flat fee (~$1k per year).