I would have to know how many roof layers are in place and core sampling report for substructure.

A great exercise to plug numbers into to see which option best suits the OP.

Summary Statistics Sample Size20Max$2,272Min$1,200Median$1,475Mean (x̄)$1,55310th Percentile$1,23820th Percentile$1,30080th Percentile$1,75090th Percentile$1,925Standard Deviation (s)$281Standard Error$63Coefficient of Variation18.1%Bldg TypeAddressPriceSizeBedsBathsLast List DateHigher-priced listingApartmentE 34th St & Broadway, Bayonne, NJ 07002$2,0002 bed1.0baMar 2018Higher-priced listingApartment1141 Kennedy Blvd, Bayonne, NJ 07002$1,850805 ft²2 bed1.0baMar 2018Average-priced listingApartmentNewman Ave & W 3rd St, Bayonne, NJ 07002$1,350750 ft²2 bed1.0baFeb 2018Lower-priced listingApartmentW 19th St & Avenue C, Bayonne, NJ 07002$1,225900 ft²2 bed1.0baFeb 2018Lower-priced listingApartment601 Kennedy Blvd, Bayonne, NJ 07002$1,2502 bed1.0baFeb 2018Average-priced listingApartmentW 54th St & Kennedy Blvd, Bayonne, NJ 07002$1,3952 bed1.0baFeb 2018Average-priced listingHouseW 55th St & Avenue C, Bayonne, NJ 07002$1,8002 bed1.0baFeb 2018Higher-priced listingCondo26 Maritime Way, Bayonne, NJ 07002 This price appears to be an outlier and was excluded$2,6002 bed2.0baJan 2018Average-priced listingApartment498 Avenue A, Bayonne, NJ 07002$1,700900 ft²2 bed1.0baDec 2017Lower-priced listingApartmentE 15th St & Broadway, Bayonne, NJ 07002$1,2002 bed1.0baDec 2017Average-priced listingDuplexHumphrey Ave & W 6th St, Bayonne, NJ 07002$1,650950 ft²2 bed1.0baNov 2017Higher-priced listingApartment1040 Kennedy Blvd, Bayonne, NJ 07002 This price appears to be an outlier and was excluded$2,9001,243 ft²2 bed2.0baNov 2017Average-priced listingHouseAvenue B & W 45th St, Bayonne, NJ 07002$1,6751,000 ft²2 bed1.0baNov 2017Average-priced listingHouseAvenue A & Edwards, CT, Bayonne, NJ 07002$1,4502 bed1.0baNov 2017Average-priced listingHouseAvenue C & W 50th St, Bayonne, NJ 07002$1,6501,200 ft²2 bed1.0baNov 2017Average-priced listingDuplexHumphrey Ave & W 6th St, Bayonne, NJ 07002$1,500850 ft²2 bed1.0baOct 2017Average-priced listingApartment1111 John F.

If the turnkey is only offering cash purchases, I would exercise extreme caution. 

It basically turns into part of their down payment when they exercise and buy the property. 

My very first meeting with lenders, I had mapped various sample financial deals (one for each lender) from the biggerpocket.com calculator, printed them in pdf color and showed the lender that I had an understanding/command of certain business terms (cash on cash, IRR, ...etc). 

It's a puzzle that should induce a coma, but I actually find the thought exercise of it all... stimulating.

They also provide a lot of sample forms you can use.Another highly recommended book is "The Book On Managing Rental Properties" by Brandon Turner.

Look at it as an exercise or as a game.

there are 4 different samples there... thanks for the feedback.