Although I love your enthusiasm, getting those deep of discounts and selling at those ARV's seems unrealistic to me, but if you are doing it, my hat's off to you.

Here are some things to look for and avoid in a turn key company.Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

Everyone has seen them and the seller was totally unrealistic with the price.

I'm not unrealistic.

@Joe Gilroy I fear your price range is unrealistic for something in Florida unless it is in a rural area with significant distance from the coast.

People have become spoiled and all levels of society seem to have an unrealistic expectation of lifestyle.

I have had several investor clients bring me projects which I simply walked away from due to client have unrealistic timeframes or budgets or they just seemed like they would be a total nightmare to work with.Treat your prospective contractor with the same respect you want and dont act like they are all trying to gouge you or mislead you.  

If you are local , take the time to meet with her and learn about the park (but make sure it is ok with you to stop by there; i.e. get her approval).She may be realistic, she maybe unrealistic.  

This protects the contractor to at least get paid for their time.The other way is to constantly go out to diagnose problems then have the people say they want to do themselves or not want to do anything looking for an unrealistic solution.

It seems as if you have unrealistic expectations.