I would love to make 10%, my assumption is this is for smaller single family 1-10 unit portfolios.

An observation based on what I'm reading from some others on this thread, from my own experience, and from an assumption that you haven't owned properties for more than a couple years...The old-timers will tell us the past 5-7 years have been very atypical. 

Certain % now if you help me find the next home with the assumption of fixing and selling that one as well...

It only takes a few maintenance issues to kill your return assumptions.

That being said, some general tips (that come from some assumptions I've made based off of your original post):1.

Having never ran into this before my assumption is that it is not worth the trouble even if the owners just want it to go away.

And you're quite spot on in some of your assumptions.

Given those assumptions, I would go have a chat with them. 

q=drop+ceiling+grid&...)I'm just making the assumption about the screws being there for support.

It is harder today to differentiate between companies and offerings than ever before, but that doesn't mean that running numbers on Turnkey properties is any different than other single-family homes.The 50% rule is a well-accepted, quick assumption calculation for determining net rental income on a single-family house.