Yet, I don't believe I can afford let's say a 1k monthly mortgage payment.

Let's say a house is priced at $100,000, you decide you're feeling generous and put a down payment of $70,000, leaving only $30,000 of a mortgage.

But I'd love to hear what you have to say as an out of state investor!

If you are on the other end of an owner finance deal, is it unethical or looked down on to refinance out of that after say a couple of years? 

I would say a big NO to ceiling tiles in bathrooms for the reasons stated aboveAccess panel will do the same 

@Janett McWilliams, I can say as a general rule that you will have better terms and more money to be accessed if you individually refi each property individually unless you have > 10 properties, usually >20. 

A lot of people will use turn key reviews you can see virtually every turn key company in america and every turn key market on ONE website.. without having to go into their squeeze page and get spammed.whats really cool is Brie also put up a comparison tab so you can pop on say a property by Smartland and compare it with one from JWB side by side.. and or any other turn key companies..check it out its a great first tool to start to narrow down your search.also from my point of view all these markets are interchangeable..

It is no different than say a bookie making collections.

Guru is estimating purchase price to be no more than 40k, rehab is hard to say as he cant get inside the property to get an estimate. 20k?

Lets say a house flooded, the mortgage company would require the home insurance to repair it but what if they didn't have flood insurance or insurance did not repair to previous status could that property sell at a discount?