Whether turnkey is for you comes down to what you prioritize, and where you place value.Ok, I clearly failed in my attempt at a brief post, but hopefully this gives you an idea of where some of your numbers/assumptions might be a little off - or, if you find a company where they're spot on, why you should consider going elsewhere.

I haven't found many properties that get me excited - most failing to connect due to the numbers or the incredibly tough tenant laws.This past week I finally found a property that has me in the black after I do some improvements to it, but again its not that Brandon Turner style story of house hacking while making money.

Rent was always on time without fail.

I am considering lending in second position, but requiring a quick claim deed to the property,  as insurance, and if borrower fails to perform on the first or my 2nd position note, then file the deed and take the house. 

I plan on getting these letters out on the 18th of June.Also, if anyone else has success or failed stories about land investing I would love to hear them.

Just fail forward.

If they fail or you see something you don't like, you have 2 other backups that already have your credit report. 

Ok i get it if your expliantion is accurate then they are not really loaning per se they are doing equity JV deals and no doubt in the operating agreement if you fail at all they simply take over and finish the deal with out having to deal with you anymore.. and again I can't blame them for that method I would do the same if it was 100% my money.  

Statistically most Realtors and small business owners fail within 2 years.

For the ones that have sufficient equity I would reach out to the seller to try to buy it, and if all else fails, I could try to buy it at auction.