Sorry, but 4 weeks is way too long for an average turn. 

Turn over cost when your tenants leave (check leases), marketing cost to add to the placement and monthly fees from PM, and utilities if those are provided by the landlord.What's your exit strategy?

Waco's recovery began in 2015 with the Gaines turning the city around.

Agree with the other guys. 4 units is best, you have more tenants and opportunity to increase rents if one or more tenants turn over. 

BP has a good rental estimator that can replace the data from Rentomenter.So how did Macon turn out?

The latter two are just a little erratic to me, meaning they produce projections further away (above or below) from what I see in my clients' own vacation rentals.Not sure I can give you a great breakdown.

I was furious, and wanted to walk on the principal of the thing, but my wife talked me down on the fact that even at $3k higher it would be a good house - and it has turned out to be, another $100k+ profit. 

If you’re considering turning it into a rental, once the renovation is done, you can switch to a landlord insurance policy that covers both the property and any liability related to tenants.

Here are some numbers: Current PITI: $3,970Estimated rent: $4500-$5000 (there are several homes within 4 blocks of mine that owners have turned into rentals and I've been able to compare online pics to our home, so I am confident this is a good estimate)Sq ft: 1790Estimated sale price today: 1150000-1250000Mortgage balance: 612,000I would self manage. 

If they know you won and got it for less than their bid, I am not sure they will turn around and buy it from you for a 20k spread.