At our company we like our clients to be involved as much as they want to be with the expectation of trust in our expertise for certain operational factors.Also, if the turnkey company has well-established policies in place for leasing, resident on-boarding, standardization of renovation approach (replacing capex items first and foremost), and property management, then they could be a good option for investors.Also, look to see if they have warranties in place to cover the renovations they have completed on the property.

I understand you are taking care of their property, keeping it stocked with food items, toiletries and fresh linens.

@Eric MauryThe type of loan product normally has little to nothing to the way items are reported on your tax return.If you obtain a mortgage in your personal name; the banks are able to offer you certain types of loan products.If you obtain a mortgage in an LLC; the banks will offer you different types of loan products.You are entitled to the same deductions regardless if you have an entity/LLC or not.

What did the last appraisal say, I'd fix or remedy as many of those items as possible along with matching condition of comps

Hire someone based on the items listed in 2 under lessons.3. 

@Lauren FeltzThe loan product has little if anything to do with how items are reported on the tax return.It looks like you are trying to househack the triplex. 

You can do a square footage estimate - but that is only an estimate, and probably not a very accurate one until you've got a bunch of experience under your belt.You can line item all the "stuff" - this takes a very long time when you're getting started, and it's probably not very accurate either, especially when you are pricing at the HD, but a lot materials are going to come from a contractors supply (if using licensed contractors), and labor rates vary greatly.You can try to get a GC to come out and give you an idea of cost - but be aware that GC's don't like this, especially when they show up and find "another cheapskate investor trying to slap lipstick on a pig". 

I am scared"...................................................................................................................................................................................................................................Please pray for those affected, give advice, and I ask that if you can help in any way do so(i am not asking for anything, I am just asking you to search on how you can help, because currently there are multiple gofund pages, Redcross donation, and places collecting items for donation to those affected and hurt..), if you don't have anything to give or think you don't have anything, maybe the most important thing you can do is convert them, research what they may want to do next to recover/start to rebuild, and pray for them all....I know that my grammar needs some work, but I am trying to improve and I am a college student that is slowly but surely learning...Honestly this very fact that we can have everything we ever want or need could literally be gone in a matter of minutes and all we have left hopefully is our own lives and hopeful those we love and know.

I’d like to make that one of the quick screening items.  

Is that 3% just a line item credited on the Loan Estimate as earnest money already paid ----even if it was say 2 years ago?