You will be 100% leveraged and you are paying top dollar, because the turnkey company needs to make a profit as well.Real estate is not for everyone and it can make your life miserable.

Or are interest rates, rents, etc. still out of whack and making profiting difficult assuming now as time zero? 

Just consider the rent you saved buying the place as part of the profit plus any/all the write offs you’ve had for 3 years. 

However ever if the numbers are done correct, you can buy one for a good price, live in it for a few years then sell it at a profit ish (Covers what ever extra you paid into the unit) to then migrate to a home instead of renting.This is if you purchased at a good price.For investment only??

Another solid move would be investing in a fix-and-flip project, capitalizing on short-term profit if you know the market and renovation process.

So, the real estate broker/agent would have to inform the seller of the fair market value of their home, making it much more difficult to earn a profit larger than what a real estate commission would be.  

Would obviously have preferred to use a third party but this accomplishes exactly what I need - a birds eye view of the profitability each month without have to re-enter operational and tenant data into my own system when the property manager is already tracking this information. 

Change in Financial Position: If the financial health of the business has improved (higher revenues or profits), it may be a good time to refinance to leverage that strength for better loan terms.6.

@Lewis Kerwin, based on those pictures I'm guessing the PM has a dog in the race aka that they stand to profit from the re-paint they propose.

While it's exciting to cash in on a successful investment, the looming capital gains taxes can significantly cut into your profits.