I worry about a renter with a good rental history being to cheap to put anything in but his grandmas avocado green range, cause it still "works".Not providing appliances in my area would also be a bad plan causing extended vacancies.

Throwing money into a property is easy; throwing money into the right property, then managing it well is the hard part.1.

Mostly, you're seeing a lot of mom and pop investors buying up cheap Indy urban homes that are "cash flowable".

So there will be the cost of the inspections (not cheap) and the cost of the repairs.  

Looking for cheap flips and Brrrr opportunities.

I'm not sure why three years exactly--they can say anything they want--throw Covid in there and I guess anything is possible. 

is it in A cheap city that has vacant properties selling for far lower than turnkey rentals?

It's better to pay more, knowing you have something secured versus cheaping out and not even closing. 

Buying well built properties - or cheap enough that they fully redid them3.

I ask for a down payment even if its under 2,500 this is because the customer will often times run out of money once they pay everyone else then hire one of these other guys to finish up for cheap.