Let's not assume a tenant who is good enough to let you know about a problem is an idiot. 

Hard money for me is a last resort - if the deal is good enough and nobody else will lend on it, I look to HML.I recently closed 2 loans with a bank that lends nationwide. 

That is good enough for me under the circumstances.

If we do, and we rearrange some of the returns and vents we can actually reduce the tons of the units from 3 to 2.5. 2 HVAC technicians said, just patch the work, the ductwork is good enough.

You could also look into creative ideas like owner-financing or lease-option (if the place is in good enough shape).

My concern is on fix and flips. is the market good enough to sale updated properties fast?

It’s just not good enough for me.

Any priority mail with tracking is good enough. 

I would advise people to use the Dave Ramsey method to get themselves in a good enough position to where they have no debt and then have enough money to put down at least 20% on a nice cashflowing property, and then rinse and repeat.

The return may not be as good as you finding a great deal on your own, but what turnkey company is offering is good enough for you, maybe it's worth it, especially if you don't have to do all the work.