I think in most cases it’s better to have rentals local to where the owner is located frankly for logistics, but that’s not always optimal in other ways.That’s why I make periodic in-person checks to my rentals instead of just relying on the property manager.

Someone experience with FB ads will know how to optimize the ads and make little tweaks that newbs just don’t know how to do.

Turnkey typically means single family or at least small multi and totally optimized.

Seller financed deals would be optimal but hard to come by in my areas of investing interest. 

I can't provide a form letter, but here's how I start these negotiations:offer slightly less than what you consider an optimal solution in terms of price, duration, rate, and down payment.

You will want a CPA to do some tax planning with you to make sure you are set up optimally for your situation from the start, and you will want to work with an attorney to talk to every contingency and have it addressed in an operating agreement. 

The combination of a marketing expert Richard Roop and a negotiations/sales expert Dan Doran, and inner game expert Willie Hooks make their products/bootcamps/coaching the best.They offer tons of free materials that give lots of value content Warning, if you get their free information you willl see how much you can optimize your business and how much more profits you could be making.Disclosure: I am an affiliate of theirs.

Submit to ezinearticles.com and have a call to action in your bio box.Make sure you keyword optimize your articles so they get picked up high in SERPS.

Or buy and sell trying to optimize $$$ in your best interest only?

I just made a post on another thread here about Google Adwords that should help youhttp://www.biggerpockets.com/forums/80/topics/17474-does-anyone-know-how-to-optimize-google-adword-campaigns-?