if looking for appreciation(terrible strategy) look further north, in florida, there are plenty of smaller communities that are predicted to grow with our aging population.

And my credit is terrible due to some bad times where I had lost my job suddenly, so right now I'm in credit rehab mode (or at least not making it worse since I have a new job and things are back on track).Mortgage balance is about 130K.

Paying $750 for a property with an ARV of $825 that needs $200K in work is a terrible deal. 

There are terrible residential brokers just like there are terrible commercial brokers.

I get nervous about any guarantees in this space because they could offer a terrible deal or something that doesn't fit what you need, and claim to have fulfilled their obligation while never really offering in good faith.

It will probably be terrible, but that's 99% of them.

The property is actually in Meridian, ID.I'm having a terrible experience with HomeRiver Group formerly known as Park Place Property Management.

Terrible place man.

As an inexperienced investor, my inclination is to go with one of these Turnkey providers to ensure I'm not getting into a terrible deal and to streamline the process of getting it financed, renovated and rented out.

The risk of them being terrible tenants is extremely high.