Is it unrealistic to be able to find a property for ~$100k that meets the 1% rule, is in a decent neighborhood, and has good property management?

Be careful of lenders that charge for upfront fees or give unrealistic expectations during the initial underwriting process - lenders cannot provide accurate loan estimates until they receive detailed information about you and your property. 

Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoods Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investors

Change your criteria and get more creative or don't expect to get your unrealistic outcome.

At 10% ($72), it would take 7 years to bring rents to market (this is simple math that doesn't compound rent increases but also assumes no increase in market rent over that same time, so it's probably close to a wash).  7 years is unrealistic and makes no business sense.  

The education was good, however, the terms that he had for the deal he would partner on was unrealistic for my area.

Are their vacancy and maintenance projections unrealistically low?

Here are some things to watch out for and avoid as you evaluate different companies: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investors

If someone is acting as a wholesaler and expecting to assign a property and gain a $60,000 return on the assignment, wouldn't that be completely unrealistic on a deal that would only yield about $34K after all expenses, including rebah? 

Question everyone who's lived in or visited the house if they used flushable wipes - that's unrealistic.