You also loose out on any value add in exchange for “turnkey”.  

Rental 1 - Cash flow Breakeven - rate 3.875% - 20-25% equity (not looking to refi)Rental 2 - Looses about a few hundred a month - rate 9% looking to refinance soon to 6.9% but debating on waiting until rates drop further - 5-8% equityPrimary - currently at 7.25% waiting to refi to 5.5-6% - about 5-10% EquityMy current net worth breakdown is approximately...Real estate 39%Cash reserves 7.5%Brokerage 30%Retirement 17.5%Other 6%

The neighbor (also a lawyer if that makes a difference) likes to let them run loose in his (and my) front yard.

I've had several wins that way; nice as it offsets those losses that are bound to happen with repair expenses!

How they overcame it is either finish out the project and don't use them again or cut them loose and get a new contractor to finish the work!

Honestly every one of them will tell you they loose money when they teach renatus classes.  

It is quite frustrating for sure and there are no shortage of people who take advantage of others but, ultimately, unless there is significant money you are loosing ($25k+) from this due to their lack of disclosure, it usually isn't worth your time.

I am loosing my sleep learning and learning this.

While there are good operators out there, their will be plenty in this environment of rising rates, expanding cap rates, and not executing their business plans, that will loose all their investors money.

Regarding exterior painting standard is no loose paint.