First Time Turnkey Provider Investor w/Concerns

[Matt Scott]

Hi all,  New investor, have spent a few mos doing my research. There's a few concerns regarding Turnkey Providers (+ any investing in the common markets) that I have.  This might be slightly rambling and maybe i'm cynical, but tell me if i'm crazy:

1. With many investors investing in the same high cash flow markets (indy, memphis, dallas, jax, etc) if there is a downturn, there's super limited exit options without getting crushed.  I mean how many memphis low-middle income houses are owned by this board alone?  if you have a need to exit, could be tough

2. So many "average" people are investing in real estate and especially through TKP.  Always concerned when an investment becomes so mainstream

3. If it's possible even earn consistently 7-10% on a TK house, why aren't the providers just keeping them? I realize they are making money on the mgmt fees, potentially marking up the house, but why not just own and continue to operate themselves and maximize their value? 

4. Troubled by the salesman angle of every thing - i've listened to a bunch of podcasts and they're very informative, but I'm skeptical of an investment that's being mass marketed and sold to newbie/naive investors.  Like the get rich by investing mindset and conferences, feels slightly snake oil salesman to me again with so many middle/upper middle class americans jumping all in on these investments