Even with a turnkey, I'd recommend doing your due diligence, getting a full inspection and sewer line scope and if possible physically walking the property yourself if OOS. 

We'd have a duplex an easy walk from campus.

Brand new construction with traditional boveda ceilings, professionally designed and decorated, 100% turnkey for second home or Airbnb. 25 minute walk to the historic center and in gated community. $200,000 USDDid you sell this already? 

I talked to a few PMs after I had closed on 2 homes (Class C) in Indianapolis in 2023 who gave me very honest feedback after walking one property - one even said he would not manage one of the properties  I also got on Zoom calls with a construction management company about feedback on properties I had made offers. 

Under this method you make your one and only offer; no negotiation, if it’s not accepted you walk away.When I started in real estate investing a couple of hundred years ago, I was a proponent of the first method.  

But with the above, please make sure you're not that obnoxious next door house whose light comes on anytime someone walks the sidewalk or drives by in the road.

Tough to beat this answer from @Michael PlaksYou can also check out these two recent posts that walk through Section 121 Exclusion and 1031 Exchange guidelines and strategyHow Section 121 Exclusion and 1031 Exchange works: https://www.biggerpockets.com/forums/51/topics/1195208-1031-and-sec-121-experts-want-to-sell-rental-but-tax-worried What not to do if you don't meet the requirements for Section 121 Exclusion and 1031 Exchange:  https://www.biggerpockets.com/forums/51/topics/1195383-5k-for-cap-gains-tax-opinion-quote-that-reasonable ...

I have walked into properties that were the equivalent of crawling into a dog house. 

Nicer and closer to ASU, lower cap, less nice and a further walk, a little bit above 6%.Do you have something brand new or needing some work?

Can we walk away or do they really have legal action that can be taken against us?