I don’t want anyone to be surprised - and they of course still calculate it all in.

I am going to ask to see one but I am willing bet there isn't one.

I'm willing to bet they left stuff they don't want.If you are unable to contact the tenant, then you have either a "holdover" or an "abandonment" which have different processes to follow.

The trick is that a lot of them (like the Weichert office I initially went to work for when I got licensed) tell a great story about "continuous, ongoing training", but fail to deliver.Best bet in my opinion is to talk with another agent who got great start-up help and sign on there.

So my biggest caution would be-- if you only plan to hold it for a few years, you should think about calculating the interest on the mortgage that you'll be paying in that time.

It is harder today to differentiate between companies and offerings than ever before, but that doesn't mean that running numbers on Turnkey properties is any different than other single-family homes.The 50% rule is a well-accepted, quick assumption calculation for determining net rental income on a single-family house.  

Multifamily is considered a really safe asset right now.Your best bet is trying to find an off-market deal or possibly purchasing something through probate that needs repairs.We just bought a 4plex in Riverside that had some upside and we pushed it to an 8 cap after one month with a few tweaks.

I'm still a newbie with only my house hack/duplex going so far but we're not going to die from paralysis of  analysis so I'm still trying to figure out a few of the data points for the calculators. 

I bet the same 4-plex new peak price will be more than $480k (at least 50% more than today price.)

If you have losses there are complex calculations sometimes to see if you qualify to take passive losses.