And there are so many flips in both counties that I do not believe anybody can give you an accurate number.Auction Prices: Super inflated/Competitive

Second think about inflation.

I'm a little nervous the market is inflated in Dallas right now.

So, in flat to falling housing prices, the final purchase price can often be higher than just going out and buying a house on the market.

Inflating the purchase price with seller credit can also help when trying maximize your appraisal.  

I thought turn key meant "one and done" you pay, the property is yours (you did your due diligence and made sure the cash flow was not inflated, also have all your i's dotted and your t's crossed with eviction insurance and all that) and they manage the property for you.Is that not correct, I mean I know there "BAD" turnkey real estate companies who take advantage of people but I would think that a simple google search would give you want you need to know (I really like Morris Investing, I researched the day lights out of them (that is how I found out the 100% cash buy in) the worse I have found is that they take a while to call you back and when they do call you need to be ready because if your not they go to the next on the list and it can take them a while to get back to you with the next deal.

A couple of caveats; 1) As this is an older property, it would not surprise me if the expense ratio was higher 2) Carrying cost are not included 3) Unless you have done this a few times before, renovation costs tend to inflate 4) Your time / effort is also not included.

This is how they inflate the price.

It just seems like it's usually an incredibly inefficient concept that typically ends in dues increasing higher than inflation, poorly managed budgets and overspending resulting in low reserves, and poor decision making leading to more headache, unhappy members and unstable financial outlook.I definitely learned a lot through living in an association for 11 years but like you, I would never do it again. 

It seems like every charge is inflated.