They will milk every dollar they can from you, and the vast majority of the income the "investor" makes comes from selling you precisely the same education you can get for free on BP or YouTube.

The value creation in the rehab allows you to keep the ball rolling and recycle the same cash on every subsequent property.  

There are probably some very good turnkey operators that consistently leave enough "meat on the bones" for the investor to make a return, but I think most milk each property for whatever they can get out of it, doing the minimium "lipstick on the pig" renovations, inflating the price to over market value, puffing up their pro forma financial projections, jacking up their property management fees/kickbacks, etc. without much regard to if their clients lose money, and there are plenty of uneducated buyers where they can do this and more of their high profits paying out of state marketing affiliates (many of whom are here on BP posing as investors and talking up how great out of state turnkey is) to locate new buyers since they get no repeat business after their buyers figure out they're losing money.

Financing with that path is low cost and easy, you get familiar with property maintenance/rehab and, most importantly, you recycle cash for the next property.

The length of time that the property is financed isn't going to matter here as much as the cash flow you pull in from the asset especially since the tenants will be making those payments for you.The other huge advantage to this is you can either do a HELOC or a cash out refinance once the rehab is complete to pull out the equity and recycle it into another property.  

And I have decided to refi anyway ,  it's easier and it's a great house that's in a growing area,  I'm pulling out a little more then I put into the remodel, so I can keep recycling that capital into more projects! 

Because it takes so long to scrub the list, I'll be mailing batches of 500 letters at a time until I completely scrub my list of about 2400, then i'll recycle and mail each batch of 500 a second time a thuird time, and so forth for about 6 times.

Hi jamel, while i have never walked the streets there i have spent time driving through and around the local area from time to time, you are definitely correct on the good/bad   war/livable areas, seems things are coming up in certain areas i would definitely take time to see with your own eyes the areas you wish to invest especially NJ, its a weird town.. i go to the power plant/recycle center with deliveries sometimes and that part of Newark is a dump. but you go 1 block over its a different world with clean sidewalks and grass .haha  best of luck with your endeavors.

It will cost in the $200 range, but much better then in $15.00 stale and recycled list.Best of luckDon Enrique 

If so as an owner occupant some short sales programs offered money before to move up to 20,000 in some areas.If they are not getting paid anything to move from where they live then it would seem they would milk free rent for a much longer time.