Property prices have gone up too fast and I think we are close enough to a peak it will be difficult for most turnkey deals to deliver alpha.

They claimed one thing, but actually delivered another.  

I'm wrapping up my first flip in Rockland in a couple of weeks and we have been relatively glitch-free - except that we just learned that the carpet color the buyers want is special order and can't be delivered in timeIf that's the biggest glitch, I'll be pretty darn happy.

You want those cards that don't get delivered.

Growth will not likely bid up the 350k+ houses, since they are delivering more of those than the real demand and prices have risen to the point of excluding much of the potential market.

There are some things that can't be delivered by mail?

Recently I have found it aggravating to deal with having to meet prospective tenants to hand deliver applications, or dealing with those who don't know how to edit an emailed PDF application and return.

Investors have to answer two questions to make a decision: "is the sponsor credible and can deliver?"

I am not sure how to find  trust worthy turn key property managers who can really deliver the results.Any help is highly appreciated.

So if you buy, then make sure the title is good.I'd be inclined to put them under contract at your price with the seller delivering marketable title.