However, for a buy and hold strategy, the initial investment is pretty high and the cap rate is low. 

I've looked into them in the past as they would work well for me with low money down, i heard before that you had to pay monthly loan insurance(think it was around $100) and got nervous about it cutting into my cash flow to much.

I checked the meetings online but i am afraid they will try to sell training or products.

Mostly low rents and C level neighborhoods. 

This is probably a cleaner approach, but I worry that a sale this low is going to devalue the neighborhood.

This is not a product type with which I am familiar, so I’m looking for advice on how to value a current opportunity.Let’s start the discussion by first considering a “single-tenant net lease” example … a free-standing CVS/Walgreen’s at a busy intersection.

This is very different from my interpretation from listening to the BP Podcast and reading Investing in Real Estate With No (or Low) Money Down.

Low skill work even homeowners can do.

I'm trying to keep my debt as low as I can.

Creating an LLC from the get go and purchasing properties through it would exclude you from utilizing this financing.I run a $40 Million portfolio in the Cleveland area & I can tell you even at that scale the risk of a life changing lawsuit is incredibly low, especially if you are acting like a responsible property owner.