The only time you would see a fee related to maintenance would be a project management fee if multiple trades are required during a property turn. 

. —- Again I’m not saying you have to do these things; it all depends what type of investor you are and what you are looking for however it is important to understand that if you shift the responsibility of either identifying the invest property or managing or any other aspect there WILL be a trade off — in this case the turnkey company has delivered on your goal of 8-9% ROI (projected... so TBC) and in return you have traded some of the other benefits of investing in RE for the convenience of not having to do much more than to look over the properties they have sent you and funding it from the comfort of your home, office, etc. ... again if this is the goal then you are on point but if the goal is to also partake in ALL of the other benefits of RE then you should understand that and not be surprised that it’s not a ‘stellar’ investment that checks all the boxes.

Ex:  A roof in my area cost 9,000 and will last 25 years.  9,000 / 25 yrs is $360 a year. 

Large Metros get this.You should be looking in growth markets which have higher cap rates - but the future projection is they will decrease.Mid-west for instance. 

It gets complicated if you use a HELOC towards two separate projects as you would need to pro-rate the interest across the two projects.However, the answer would be yes, they would be deductible.

Whether it’s for fix-and-flips, rentals, or other projects, I’d love to learn more about who you’ve worked with and what your experience has been like.Do you have any solid connections or recommendations for private lenders who use their own capital?

You can read a book and multiple books, but unless you are out there doing it (I.e. getting bids and getting contractors to truly get you an exact estimate) you will be far off from the numbers you want and may even lose money on the flip/rehab.The best advice I would suggest in my experience is that you should get into the line of work by either partnering with someone or working with someone on some projects prior to going into a flip on your own.

Each project cost is around the 400k market without land cost.

It's an A-framed garage with shingles roof, gutters, windows, and a 32" exterior door (in addition to a 16' operating face door). 

It's a 4 bedroom SFH for $325k, built in 1990 and it's got many upgrades including a 2024 roof.