@Chad Holladay The best way to learn is to go to the courthouse on Texas Tuesday (tomorrow) and witness the spectacle.

I was thinking of shadowing a well seasoned investor on a few deals so that I could witness the event first hand.

Quote from @Erik W.: It kind of scares me for a person who goes into a deal like this without understanding that this could happen or being prepared with resources when things do not work out as projected.

As a turnkey real estate investor and owner of a property management company, I witness a persistent misunderstanding around turnkey investments.

it will be basically brand new when i am finished w/ it. 

We’ve witnessed the danger firsthand of other property managers with the following common fees.Two common dangerous fees:- Resident placement fees - 1 - 2 months upfront, this incentives PMs to have residents move out every year.- Kickbacks from contractors - Incentivizes deferred maintenance PM fees are only assessed, if and when the home is incoming generating.

My manager has been at this since 1996 and has a ton of stories.Always considered myself a bit liberal, but after hearing his stories and personally witnessing current versions of the same, have gotten desensitized and not as liberal when it comes to tenants.A MAJORITY of their problems are self-inflicted.

Along wit their up markup and or hourly fees.

The construction and growth I witnessed all along the drive was a bit mind numbing.

Even in the 'safe' areas, there is crime that I have witnessed.