I funded many turnkey operators A and D's  to the tune of 60 to 80 a month.... the business has evolved in those days it was the rate and term cash out refi that was hot.in 08 when financing dried up the TK operators that survived learned to court the SDRIA buyer hard core.. now in the last 2 to 3 years financing has come back with 20 to 30% down.. so here we are again.. its not like 2001 when I started were folks got into these deals with no money and took money out on the refi.. but I think most of the tk operators today have stepped up their game and asset class. but its still the same business.. you have west coast marketing companies that own no property aligning with folks like you who need sales volume so you hire them like RE brokers.

Usually it is the other way around; TK companies start somewhere, find their niche, evolve, truly understand the biz, then flourish into a great company.  

Thesmall but vibrant Fulton Market submarket is slowly evolving into a new hotspotfor tech firms, while redevelopment projects are sprouting up all across the Loop.Related Midwest is planning to undertake one of the largest developments incity history on a 62-acre riverfront site in the South Loop, while city officials planto turn the 49-acre Michael Reese Hospital site in South Side Chicago into a newmixed-use destination.While population growth is weak, young professionals are still drawn to theregion.

It would make sense that the area evolves in the next 5-10 years given it's a hub for western NJ coming into NYC. 

It is the only way I can grow and evolve my thinking.

That would preclude working with the majority of species 'tenant irregularis'. 

you know good timber grows at a 12 to 14% COC return annually they are not Harvard if they are not smart and understand the value play in Timber long term.the other thing to mention is that we dont know the species  I just assume its all doug fir but if there are hardwoods in there then the value drops..

There are national companies out there that charge less (Vacasa - about 18%, Evolve - 10%) than local management companies, but sometimes these national companies have a bunch of random fees inside the booking that make up the difference and seem to not provide as much good quality (and sometimes honest) service. 

Will post my numbers in my other thread as they evolve.

But I am stuck on using  my spreadsheets that I've evolved over time for analysis.