Those numbers look good, but if it's a true C area you might not always be able to count on having reliable tenants, and the next two groups might ruin that $500 cash flow.

@Keetaek Hong A lot of people are concerned that the STRs in Sedonas are ruining the city.

I'd consult with your state's Department of Real Estate for a certain answer.your really ruining the wholesalers night with this reply.. which basically is 100% accurate LOL..  

Him and his daughters reputation is ruined.

It looks great and you can get it wet without ruining it. 

Perhaps residential rental is a dirty business no matter what market you're in and how long you've been in.Funny how both you and @Charles Kao mentioned the word "greedy." haha,Thanks mate and I appreciate it.It's not just the turnkey operators that should stay local but more so the marketing companies and sales channels selling turnkey properties.They put their name/brand behind too many markets and they usually ruin it within 24 months.Their have been so many instances of this happening over the years (I won't mention any names but they are all known and well talked about on for forum).Only very few are still alive that work in multiple markets but even they had many setbacks and lost face on multiple occasions and in multiple markets.As I mentioned in my prior comment, it's hard enough doing a good job in just one market lolRoofstock isn't a turnkey company by the way.They are more of a tech platform.VC's gobble that stuff up.Not sure if Roofstock has any IP with their tech but if they do, it doesn't look like anything fancy or that can't be easily replicated IMO.VC's are very hot lately on real estate tech so I'm sure Rooftsock will be able to raise more capital if needed and expand further.Business these days has become more about raising capital, spending it, raising more, spending it and then hopefully getting a high enough valuation for some of early investors (Series A for example) to sell and make a high ROI.I like the old fashioned way of doing business lol.It's called "Growing revenue and profit every year and never loosing or borrowing money".Yep, you call me "An old dog" business owner I guess lolThe market is full or "Wantrapreneurs" these days and not many true entrepreneurs.Anyway, back to turnkey lolTurnkey companies don't need to nickel and dime on PM because they make their margin on the sale and not necessarily on the PM.Don't get me wrong, they will still make their money on the PM side but they will also cover a lot out of pocket themselves.Most of us want our clients to be happy and to buy more so we go above and beyond for them during the after sale process.Even if it means putting our hand in our own pocket sometimes.12% is high for PM but not unusual.We charge 10% and for some lower class properties we charge 12%.PM is a ****** business mate and you only start seeing something come from it after you manage around 300 units.It's usually a **** show for the first 3-4 years lolPM is a thankless job mate and tenants will always complain and post bad reviews no matter what.As long as their aren't many bad reviews from landlords, that's what matters most when judging a PM company.Here is a tip for you.Any PM with reviews of 4 stars or better on Google is doing a very very good job.Even 3.5 isn't bad.3 stars is borderline IMO (Make sure to check them out to see if any landlords are posting complaints).You can't win with contractors mate.It's a non stop cycle of "hire and fire".It's just a cost of doing business in this line of work.Thanks mate and much success

David Hughes leaves his clients in financial ruin, then he moves on to new clients and still says he is funding loans when he HAS OLD LOANS THAT HE HAS NOT FUNDED.

There is a whole breed of loud white trash family that will do everything they can to ruin your day, every day, if they have it out for you. 

Personally we found it easiest to buy like 2 dozens sets of all the same color towels and maybe 8 sets of the same color sheets so when one wash cloth got ruined or one flat sheet got stained we could immediately just bring in a new one and the problem was solved.

You want your next one(s) to be ruined by your FIL's resentment over you having talked him into financing your RE projects?