Properties that attract lower quality tenants (more headaches) tend to cost less and have higher returns relative to the more desirable areas. 

Its certainly hard to cash flow significantly in the current environment (high rates, high values etc) - I tend to think though that just "doing" a first deal even if it doesn't make too much is valuable versus getting stuck in analysis paralysis - the learning from the experience of actual doing it generally is 10X + even a ton of courses, info, spreadsheets etc

I have almost 400 units and we average about 40% turnover per year.Based on personal experience and networking with thousands of investors and property managers for the last 15 years, tenants tend to stay longer when they are (a) way below market rates, or (b) poorly supervised.

.)* Say sorry, lose the deal / get* Fix it, write it off, and stop paying the holding costs* Negotiate to fix their most critical issues~~~Random Thoughts From a buyer's perspective-- as people above mentioned, newer buyers tend to want a flip property that's PERFECT and have a hard time wrapping their head around blowing through savings and then ALSO having to fix it further... 

The larger the project the more they tend to rise in complexity.

He lived on the premises and acted as the cleaner, manager, tough guy- because bunk bed renters in that area tended to be some rather tough types.

Based on your goals, experience level, and my assumption that high earning w-2s tend to be demanding of your time, I actually think that there are better ways for you to offset your w-2 income.

More experienced landlords tend to ask questions like how long have you been managing properties? 

If it's a residential property, normally the loan will be more expensive to close directly under a LLC vs. your personal name hence the cost of debt tends to be higher.

Turnkey operators tend to come and go.