We are invested with a couple other operators as well as BAM, and I have to agree with Ivans position, its the tortoise vs. the hare....The overall proof is in the exit and I dont see that for a few years - but have been surprised before.

But to my surprise I have averaged an occupancy from 87% to 97% from October to now It looks like in this final "slow" month I have a 97% Occupancy rate (just shy of 100%) which just brought a tear to my eye because I was so happy that the research paid off, if I went into this blind who knows what would have happened. 

Investors want a premium on mortgages over the saver treasury bill, historically about 1.7%, but currently more like 2.5% which gets us back over 7% for 30y fixed.I would not be totally surprised if we see 8% in Q1.

It wouldn’t be surprising if they were forced to close their doors entirely.I’ve also heard horror stories about lenders backing out of deals at the last minute, leaving clients with significant financial losses and lost opportunities.

I’d be surprised if you needed an attorney assuming if your rental is in Texas. 

A detailed financial analysis and property inspection will help uncover any surprises. 

. —- Again I’m not saying you have to do these things; it all depends what type of investor you are and what you are looking for however it is important to understand that if you shift the responsibility of either identifying the invest property or managing or any other aspect there WILL be a trade off — in this case the turnkey company has delivered on your goal of 8-9% ROI (projected... so TBC) and in return you have traded some of the other benefits of investing in RE for the convenience of not having to do much more than to look over the properties they have sent you and funding it from the comfort of your home, office, etc. ... again if this is the goal then you are on point but if the goal is to also partake in ALL of the other benefits of RE then you should understand that and not be surprised that it’s not a ‘stellar’ investment that checks all the boxes.

As a former/ sometimes still carpenter (on my own properties only now) also working as an agent, I am often surprised at how little certain inspectors know.

The more you know upfront, the less your spreadsheet surprises you down the road.One last note: I’m not a lawyer or CPA, so keep this strictly as friendly advice.

Otherwise you're writing a blank check and you're likely to get some unpleasant surprises.