Im am sure that there are 1000 ways to skin thIs cat but I just am not sure where to start.

I just know once I can get a little skin in the game and some experience gained it will start to work more in my favor.

they all have a great pitch with glowing reviews and often the deals look good on paper and Often Turnkeys are so sanitized that there is little to no meat left on the bone .

Almost all banks want you to have "some skin in the game" or have some money in the property.

The first hurdle with that would be finding someone willing to loan you the down payment and rehab costs when you have no skin in the game and they'd have to be in second position behind the conventional loan. 

It doesn't sound like you'd have any skin in the game - and you're new. 

Real Estate is sales, you eat what you kill, so it's no skin off their nose if you don't produce.

If you have no skin in the game, I would say 15% is reasonable.

If they sell you a property and then sign you off to a third-party PM, that's another team you need to vet, and means the TK company has less skin in the game (ie once you close, their work is done).They should have solid, data-backed answers to your questions at-the-ready.

Also dont get over your ski tips.. your taking a junior position and as such you should make VERY Big interest like 20% or higher. or part of the profit.. because in essance your person is doing the deal with no skin in the game cash wise.. what happens in a water landing.. and the first goes into foreclosure can you stroke and check and pay the first off.