So of course my mind immediately starts spinning trying to figure out if something can be done to make a little something on his home and also make him happy as well. 

I have wanted to get into real estate investment for quite a few years now and feel like I have just been spinning my wheels.

I have been given so many different theories and view points my head is spinning!  

I have a friend that I have done some business here in Oregon with.. he is a pretty large foreclosure buyer and redemption rights buyer.He followed me to Atlanta 3 years ago I bought 45 SFR's he bought 50 we both made a lot of money spinning them to hedge funds 12 months ago.He then tells me he is going to buy this 80 unit building in Memphis for 400k its 80% vacant. ( you can find all sorts of vacant apartments in Memphis like this.) since I had done 150 plus rehab loans in Memphis in the day before the GFC I have been there many times and have my vendors there ( still do) I told him he would be crazy to buy that building and try to rehab and manage it from PDX>.

We are taking it down to a vanilla box and starting over, however you spin it, the numbers work but...   

Nothing wrong with that other than you only give one spin and your post are frankly exactly the same each time anyone mentions turn key..

Just a different spin on it... 

WOW, well then a month later Flipping Boston comes to town, now I tried calling these guys bc I want to be introduced bc Im the president of my REIA and I was hoping to get brought up to the front you know bc they ALWAYS DUMP THE NEWBIE BY TELLING THEM TO GO FIND YOUR LOCAL REIA, anyway guess how suprised I was to see the SAME salesman and crew again (btw no Dean or Boston guys) so It is really just a 3rd party company who is killing this biz bc they're scooping people up for $2k each and spinning they're heads around to pitch them for 3 days on a $40k coaching bs program.

There's always a reason, and most of the time it's not good :)When you read Pro Forma, which presents you with a chain of logical information resulting in a CAP rate, it's important to remember that the rate is only as good as the information, and the information is nothing more than someone's spin...Case and point - I put in an offer today on 100+ units.  

There is much real world experience to learn from that could save you from alot of headaches and spinning wheels.