I expect 30% turnover in a given year, but have seen it surge as high as 48%.

@Chris Hains  all in price , vs what you are expecting to sell it for , KEEP IT SIMPLE.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Expect to spend another ~$8K for that.If you are planning to close all-cash and bring enough cash with you for operating expenses and rehab, you are looking at a minimum capital raise of about $3M and that is for a cheap 32 unit.

We are currently charging $1300/unit/month  and expecting to be charging the same this coming year.

Properties here often fall well below $150k, and the market is expected to see home prices rise by 10.5% in 2025.

I would expect December to March would be prime time for ski season peak and Summer time you would get travelers for hiking and biking.

What are the costs for the value adds, the expected hold time, and the expected sale price? 

@David LewisRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Otherwise, you'll have to go for a hard money lender and expect 12%+.