The turnaround time is pretty high compared to the units I am used to renting, but the tenants still stay for months at a time, rather than just an hour or two ;-)

In my numbers I am using a conservative 40% expenses mainly because I have no other information on the property.

I am using my college education to prove you wrong on a real estate investing forum.Secondly..

If I am using a conventional loan for the finance, does the refinance typically occur with the same lender or a second lender?

To save money I used cash, rather than hard money, to fix up the properties and have been doing a refi to get my money back when the construction was complete.What I learned after my first year is that it significantly slows down my growth, because I am using my cash to finance the turns.

@Giovanna Miller I am using McCaw Property Management for all my PM needs here in the DFW area.

I find this thread amusing.

There is also an extremely clunky BZS website that lets you look up permits but I've never figured out if I am using it correctly. 

I currently own a a few MF properties nearby that I self-manage remotely but given the distance, lack of market expertise and a growing family I would defer to a well vetted property manager on any future acquisitions in this area.Not looking for turnkey as much as something that is a little rough around the edges - I am used to the ups and downs that come with buying in C areas for the 'best' return hence working with a great local contractor would be absolutely necessary. 

I am using Innago and like it.