And then add in the typical appreciation of say 3 to 5% (of 500k).

What are the typical fees that turnkey investors charge?  

Fee for professional services are not typically based on the profit or value of the project.

Typical retail lots sold on the market for $55-60k a piece, an off market lot from a wholesaler usually come in around $45k a piece.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

We typically look for decent properties that are likely at the bottom of some bigger investor's portfolio.

I have made a lot of money in RE and negative cash flow is not a criteria that i typically ponder.  

I know UTK typically has freshmen in the dorms first year so it may be tricky.

Also, what's the typical fee structure for single-family homes?

The suburbs in Philadelphia also great investments but typically the price points are a bit higher.