It's pretty amazing how as you mentioned in an area like NYC or in L.A people have been able to become wealthy/millionaires off of just a single property. 

For the past 2 years I have been getting 6 month policies for flips and paying pretty high premiums.

It's pretty doubtful that you'll stay under that number selling 2-3 a year and that still leaves you out 3 years in a mature market where exiting and getting your next positions now is better than later. 

I'm pretty new to the forums but I've been using BiggerPockets as a resource on and off for a few years.

Most turnkey providers I know do hold some of the properties they find, but if they held everything they got, they'd run out of money pretty quickly.

They may vary a few 100 up or down, but they are going to be pretty much the same price.

SO much cheaper and you get pretty much the same content!

I will definitely look into that... would you mind sharing your deals and succes doing this type of investing, I am available thru phone, e-mail and live pretty close to burbank we could even go for a cafe at porto's !!!

This is a pretty standard request from HML. 

It’s been pretty good 1% rent to value preformed that rents for 1200.