I’ve seen investors in this scenario pay 12% to purchase a property with an ROI of 8; unless SOMETHING happens they’ve got a GUARANTEED loss.So, why would a rational investor do it?  

Looking for a market that is in a landlord-friendly state, price below national average, high rent:price ration, has +ve population growth and ideally +ve wage growth as well.

Even less rational, would be requesting subcontractors to travel from state to state as random projects are selected, renovated & based solely on individual profit value.

But sometimes you have to look at it from purely rational and business perspective.

I find most agents can rationalize that and of course buyers will think thats a great fee for their agent really depends on market and how sales are going in Hot selles market you negotiate lower fee in Hot buyers market it goes the other way.as for the OP on a 200k house 1% is rediculous for most agents but I am sure there will some that are good with it..

He did such; the investors got a rational professional to contact and gained confidence that the trustee would obtain the best results possible.  

Ask in broad terms how they would work with an investor like you - loan terms, LTV, DSCR rations, etc.

If that isn't the case, then "deals" are usually rationalized transactions that make the REI think they are getting a "deal", when in fact they are just manipulating the numbers with percentages signs to make the REI feel good.In all cases, in every market, deals are not found,...they are made. 

I am being asking friends and most of the real state looks like they sell normal houses and they are not into investment rationed dealsPlease tag me so I can look it back BestDanilo

Having a rewarding career and good work/life balance should be the goal in my opinion, for mental health and for financial security, not simply quitting and rationalizing it as “financial freedom”.