I hope to have a drastically better situation after screening/selecting my own tenant next time 

This was exactly what I was looking for.I'm going to talk about it with the lender before hand to hopefully draw the funds once the house I select is under contract.

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Yes, selected the home by reviewing new properties as they were released by the turnkey company.

I'm going to guess that you elected to use the auction.com selected title co.  

Am I better off selecting just the ones in target zip codes that I know are good areas and mailing to the same thousand every month or mailing to a different group every month to hit more people?

You need to like your niche selected and enjoy what you are doing.  

Make sure you know your selected area and it's best locations.  

A good turnkey company will have a high (and consistently tracked) occupancy rate and other good performance metrics so doing your due diligence when selecting a partner will go a long way to mitigating these risks.

This includes businesses that are located outside the city limits but do some or all of their business activity in the City.There are three types of Activity Licenses that you will need to select: Commercial, Non-Profit and 2-4 Unit Owner-Occupied Housing.