When explained it all makes sense, but the numbers are high enough that it triggers the natural "too good to be true" response.

I'm naturally drawn towards the more rural areas where I can find good 2% deals.

A lot of companies/people will talk cap rate because it sounds official, but a cap rate is used as a neutral comparison of two properties that are different in nature but have historical data to look at.  

I learned that when it comes to remodels, snags in the plan and setbacks are natural and that over optimistic projections don't help anyone.

As far as the build price being crazy low, I understand it may seem that way but given the nature of the project we feel it is more than achievable.

Naturally the top producers can provide better service, thing is they make 6 or 7 figures.

I think they're looking more for a bird dog to locate properties and don't understand the true nature of the 1031. 

And then there is the natural market cycle.  

1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

Do you want to purchase a property that cash flows more but may not appreciate much naturally or are you okay with less cash flow but higher natural appreciation?