But a couple significant things that turnkey providers are exceptionally good at (or should be) are 1. finding deals, more specifically being able to negotiate insanely good deals so as to maximize their profits later, and 2. being able to rehab thoroughly and to a nice quality but very cost effectively.

And you can't compare the Wilshire 5000 to quality handpicked stocks either.

I would use something like Allure which is a high quality synthetic (vinyl?)

Spend your money on quality leads and figure out how to sort out the motivated sellers from the non motivated.

- I screen for long term, kids to stay in the high school etc.- I specifically ask: why this house and not the prior house you saw.

Granted I'm going to heavily screen people.I guess my current plan is to take the New York State standard lease, add a bunch of items into it that I want.

They already are almost finished so would be easiest for them to finish what they started if they have quality work.

My schtick was Drive Control Automation...loved it but the politics etc drove me crazy.I called it quits @ 49 only because we had accumulated a good stable of quality properties.I love RE & the constant challenges.

Either its good enough and cleans up or if its past that point of revival then the only option is to take 100% trims and doors out and replace with new quality stuff.

Thanks for the tip, I hope I have done it right because after I entered the @ I see a popup screen and when I clicked on your names, the @ sign disappeared.