Because you don't have the time or the knowledge or the time or patience to acquire the knowledge to actively invest. 

@Mic SalvadorThis can vary widely depending on what market you in, how extensive the rehab is, and how you are financing. 

Investors who aren’t experienced, knowledgeable nor sophisticated are taken by suprise that their “promised” return hasn’t materialized.  

How much knowledge do you have on US real estate? 

Some of the best information in connecting with that Architect is their knowledge of the locale and areas which are the easiest to get permits and start work quickly.

Local knowledge can also improve investment outcomes.

Seemed like a nice and knowledgeable guy.

Unless you have extensive experience representing yourself, I recommend using an agent.

So depend on which turnkey company you work with, sometimes it's not that expensive than do it yourself, but you will get the knowledge and experience from that company.   

We are currently looking at a HUD home in Georgia - I have a couple of questions and can’t seem to find a definitive answer - The home is currently in the OO listing period - our plan would be to buy the home doing extensive renovations (the home is in a “Historical” area so renovations have to be approved) once completed we plan on living there full time - it could take ip to a year to complete or longer I don’t know  - as I see it the OO designation is to be the OO for a min of 12 months - is this after the home has been renovated or after you close on the home - though the house could probably technically be lived in now it does have some water and roof damage and needs complete redo of electrical and plumbing - for me to deem it safe - so not really livable by normal standards - but no way it would be livable in just a couple of months - any thoughts or an actual answer to the OO rules