Some investors think that just because they are section 8 they don’t care where they live, they just want a roof over their head.  

@Zach HowardAll 1800-2400sf, 3-5bd, 2-7 year old (when I bought them), stucco sided, tile roofed, SFR without lawns. 

A standard roof that use to cost $15,000 to replace, is now well over $30,000 to replace in many areas of the country. 

Ready REI later clarified that “turnkey” means that the minimum has been met in order for a tenant to live inside the unit; it does not mean that the outside of the unit is in good condition (eg the roof or porch).

They will do a slap dash job on a house that still has a bad roof and foundation in a neighborhood that will see zero appreciation. 

I FIXED THE ROOF AND CHANGED SOME DOORS THE PROPERTY WAS BROUGHT IN GOOD SHAPE !

I'm not how you are defining a BRRR that works, but if I have a unit with brand new roof, mechanicals, kitchens, bathrooms, etc... and leave 10,15 or 20% in the deal I still feel like I'm winning.  

For example, we replace marginal roofs, rip out all the old galvanized plumbing because it saves me a lot over the long run.

I have done this and then we lost half of our W2 income, then a big HVAC repair, then the ELOC rate drifted up from 4% to 10%, then a storm forced a roof repair sooner than expected.

We've installed the Moen leak detection device, which detects leaks both hot water and cold water, and monitors water usage and gives you weekly reports.