Remember, builders seek to make a 10% profit margin, so if it was possible for them to make 20-30% consistently on $100k fix and flips they would probably stop building and start rehabbing.

All of this assumes you have time and the desire to seek out your own investment properties.

The person you are seeking is someone who doesn't know what can happen if things go wrong. 

They can get instant geographic and niche diversification, get into larger deals offering advantages over smaller deals (scale/forced appreciation) while they learn  how the big players operate and leverage that to do some of their own deals.  

True professionals have valuable information, and are most likely charging for it.If you find someone who is where you want to be, put in the work to study them, watch what they do, listen to what they say, pay for information they have.The first step to success is to train your brain to seek information then take action,  not to wait for it to come to you.

You get to see who the "real players" are and learn what they are looking to buy.  

I have all my staff have it on their phone.. of course I don't personally do it.. because I don't know how.. but my staff sure does.first month I had it they snagged a deal right here in Lake Oswego right from under all the big players and we will make well over 200k on that one deal.. all thanks to a 49 dollar a month app..

What LTV are they seeking?

There are options.Easiest is seek a local bank out for a portfolio loan. 

If you are truly seeking market rent than there could be a problem in the marketing of the property.