I currently manage mostly short term rentals with a few midterms sprinkled into areas that have STR restrictions.

I can drop jelly on the counter, sprinkle crumbs around, and leave my plate at the table.

Some may be fully rehabbed by those that are in the business of buying and rehabbing homes were many investors buy these as well as a sprinkling of homeowners.. no mystery too it.if they are sending you properties that they personally owned or are owned by the Holton company and they are fully rehabbed and they are going to manage then that would be coined a turnkey operation.its my understanding they don't do that so I really don't know though.. maybe they have morphed into buying their own listings.

@Judy Sprinkle I am happy to discuss this further with you if you like.

BiggerPockets has been invaluable to my success as a real estate investor, so I just wanted to share what's possible with real estate if you set goals and follow through with your plan.A Little BackstoryI am currently 31, married, no kids, living in San Diego and working as a senior front-end engineer + running a real estate startup on the side.My portfolio consists of 35 total units, mostly 4-plexes, with a duplex and some SFRs sprinkled here and there. 3 units in San Diego, 1 in Atlanta, 3 in Birmingham, 28 in Kansas City.My units cash flow between $250-$350/door and the total cash flow of the portfolio is about $10-11k/month (accounting for vacancies as well).

There is an immense amount of wisdom in the replies to this post, I hear a lot of positivity overall with a solid sprinkling of caution.I also question the validity of the agent's scenario you mention above in regards to taxes - you should speak to your CPA on how this purchase would impact you. 

If I do aerobic system it will require approximately .6 acres per unit for sprinkling area which will in turn limit my duplexes to a max of 8 and cost about $6k per unit. 2 or 3 bedrooms and with or without garages: how to determine.

@Jorge Rivera from what I've noticed, the homes that need work are sprinkled within the good houses.

Depending on water pressure in the area or the number of units in a building, you could possibly have to sprinkle the building.

For example I would want to know more about the building itself such as clear height, construction type, age of construction, is it sprinkled, how much office space?