its a compelling value proposition when you take in to account  energy to run them will be 20% of gas price and no real maintenance   but to be fair brand new cars don't have a lot of maintenance the first 75k miles or so.. but I did have a Honda accord I bought in 09 and the engine fried at 30k miles they did replace it.. but if it had gone over warranty that would have been a bummer.. this is why in the last 30 years I sell my cars before I need tires or the warranty expires.. 

it has little to do with the value proposition of turnkey vs non. 

If you don't have a value proposition for your part of the partnership, the money partner wouldn't need you because there is nothing to gain that they can't do on their own.

Just know your value proposition (i.e your selling point or what makes your unique) I know you probably don't have one yet as a new agent but start working on it ASAP.

It's not an either/or proposition at all. 

The truth is that buying from investors (call it turnkey or whatever) rather than from homeowners is almost always a losing proposition for the inexperienced out of area investor for the same reason that newbie commodity traders always get squished. 

Renting rooms can be lucrative but it is a major cat herding proposition and you are renting to people with many times no better options,  so expect constant drama and only consider this if property is close to a college/university or some other major institution that attracts a lot of transient attendees/employees, like maybe a hospital. 

Work on the value proposition and get some experience with local investors.If you are an accountant, use that as a way to build relationships and learn more about how to help investors with their taxes.

Investing in property out-of-state is a high-risk proposition and a major commitment.

Taxes are based on the transfer price of a property upon sale and under proposition 13, reassessments are capped at 2% annually.