@David Katz
It might be the product you are buying. I never suggest for investors to buy a Turnkey product and I own a portfolio of rentals (37) and I dont buy Turnkey. The exit strategy is limited and often times the property rents for more initially due to the recent renovations but then you have a hard time getting the same rent later. This isn't in every case but Turnkey investing gives all the "meat" to the property source. The person selling you those Turnkey properties might not own any rentals themselves and that makes it really hard for them to have that "Investor to Investor" conversation with you later when this type thing comes up.
Location of your property is also something to consider. Lots of Turnkey providers are going into areas they would never have sold in because the inventory is running low for them in the more desirable areas. So, the tenant base in that area might be the problem. I have a free zip code break down from my weekly podcast that I can share with you if that would help you.
My suggestion would be to learn more about the vetting process your property manager uses. They should be able to share that with you. Then, take a look at your property source and see if they own over 20 rentals. That will give them the experience to share the market with you. Then ask them where their properties are located and how/strategy they bought them. You will find out who is just "selling" you something versus helping you build generational wealth and self sustaining business.
Best of luck and I am happy to answer any questions based on my own investing experiences in Memphis.
