this thread just saved me from a deep hole.  

2.5 years deep.

Get into the quantitative and qualitative aspects of their purchase and get deep into the details.Then ask the turnkey provider for references and call these investors.Get recent comps for rentals and make sure that $1250/month is legit.

All sites revolving around enforcement stated terms like 'service dog' but never clearly defined them, hence why we went on a document deep dive beyond HUD.I did find the memo fheo-2013-01, thank you! 

All this means is the ability to add value is being diminished.The market in the USA is so huge that with a bit of effort and a deep understanding of where the profits are in deals there should be no need for anyone to invest outside of the market, especially if you are a local!

Unfortunately with iBuyers like ZillowOpen, OpenDoor, and more - many properties that were good finds for investors are now being purchased with cash by these deep-pocket corporations and warehoused.I recommend finding a realtor who works with investors to add bench strength to your search.

Eventually, units would turnover, and rent would go from $850 to $4000 just like that (the hard thing for smaller investors, of course, is surviving until that happens, but if you have deep pockets and time it works well). 

@Don Konipol sorry but those do pop up from time to time. 2 blocks from my house one sold for $35k and ARV was $260Knot something you find on MLS but deep digging and they do pop up

Did a good job teaching the basics on a macro overview but then also diving in deep into specifics.

I learned my lesson on that one.. you really need a deep dig into your asbestos rules.. nothing says you just don't leave it in place if you don't touch it.. its when you go to remove it thats an issue.but these are what your looking at with distressed assets and you just have to pay accordingly.. no old fixer is going to be just lip stick other wise it would not be value add..