For the past couple of years, after noticing a really disturbing trend in the marketing practices of Turnkey companies, I've started focusing my talks on how companies can use good marketing practices and how investors can cut straight through the crap and eliminate companies that deliberately lie in their marketing.I am going to give every out of state investor looking to buy Turnkey properties or even looking to hire property management two quick lessons and five tips on good due diligence.First, ask questions. 

@James I have found that by providing a high quality product and keeping lines of communication open with tenants and neighbors in the neighborhoods where we own rentals has eliminated any negativity around our rental business.

How much would each member in the HOA save by eliminating the tax fees? 

Then the need for the IRS to even exist, much less be a giant invasive force, will be gone.Having a simple VAT won't eliminate the IRS as you wrote. 

By eliminating the cost-plus expense, I can better control expenses and keep our interests aligned.

Unfortunately it's not that easy, IRR is discount rate that makes the net present value (NPV) of all cash flows from your deal equal to zero.I would only use it in a situation where you are looking at two deals and all other factors are the same (which is almost never the case).Or if you are looking at deals with a IRR of 15% to 20% and you run across a deal that says they are estimating a 10% IRR then that's not going to work and you can eliminate it.

Or did you mean refi into owner occ conventional and minimize/eliminate MI and then stay there a little longer then move out?

Would I be essentially be eliminating my biggest cost of living, housing?

You mitigate risk.....you cant eliminate it.

As long as you can get clear title then I wouldn't eliminate it just because of the squatter