If Don fails to pay, the bank will certainly go after me, it will at least ruin my credit and will likely take me to court.

Depending on comfort and cash, it might be a viable option as you can build equity and then sell without having capital gains, assuming it's your primary residence and you've lived there for 2 years.

Currently, since I'm an out of town investor, I pay someone once a month to host an Open House for me. 

Thanks Andrew definitely a few things to consider except that I cant move in with any family members as my wife would kill me hahaha  Yeah, thus the "if you are single" qualifier.

It was filthy and had to be cleaned before I was comfortable even turning it on.She also replaced some, not all, of the external locks and never gave me a key. 

I can make a warm intro if you PM me your details. 

@Craig Oram The main problem is not Turnkey. 

I already have an investment analysis workbook built that tells me everything I need to know to make a purchase decision, NOI, COC, ROI, and if the property will achieve the appropriate coverage ratio to be funded. 

I get the same property sent to me multiple times and it just blows my mind. 

Right of the get go that tells me many other people have looked at it and did not offer the asking price.