Whenever dealing with Turn Key properties, absolute due diligence is a must: check out the company through the State, BBB, and references; background check the people you are dealing with; get copies of tenant documentation; perform your own tenant qualification; order a house inspection; get an insurance quote; review area crime reports; speak with area businesses and Chamber of Commerce; review local school district; if you can visit and drive the area, etc.  

Most people are not that dedicated and it shows.The passion I have left for this business is because it is a mechanism to fulfill "the great American dream" of upward mobility they used to teach in high school Civics.

In order to reach this goal i need to gain the required capital to do so and my plan for doing this was to wholesale properties in my area (Delaware) and the greater Philadelphia area as well as using my carpentry background from High school to flip properties.

So not your sister, but maybe your cousin who you've always gotten along with or your brother's friend from college who just got his first job out of school.

A little background on the area: it is in a smaller East Texas town that has a great school district that attracts a lot of families.

I am currently in process of creating a partnership with my high school classmate.

thank you Anthony and Manolo,Manolo - you are absolutely right that we just need to accept it, we are writing it off as "school fees", lesson learnt.

We own a business in Germantown and have two children in private school.  

A perfect young single woman putting 20% down and great job as a new teacher in a close by school...

It is located in an area I am very familiar with, in a high income neighbourhood on a quiet street near parks, schools and all other amenities.