I guess it's just too many factors to consider and it easy to get overwhelmed and cannot get accurate info and estimation when I conduct analysis (ex. property tax rate, insurance, maintenance fee, rent, repair, closing cost, etc.) 

From there, it requires the ability to conduct underwriting the highest and best use of a planned project, which requires a pro forma built by the user or acquired from a competent 3rd party. 

My one suggestion: do not conduct business with anyone (here or anywhere) without having your lawyer and maybe even your CPA reviewing all the paperwork.Also, stay far away from LPs.

For the turn Key program, Dmitri insisted that I would need to pay an up front fee of 10K per property that I intended to purchase through their program before they'd ever send me deals upon which I could conduct my due diligence. 

If you decide to join, take their claims with a pinch of salt and conduct your own due diligence.My experience has not been positive so far, but I am hoping for improvements in the future.

After conducting thorough due diligence, including a professional inspection and market analysis, the property was acquired for $72,000.Renovation and TransformationThe renovation aimed to modernize the property, enhance its appeal to potential tenants, and maximize its long-term value.

Unfortunately social media has become a tool that's made it easier for many of these investment companies to get in front of their targets and suspect they invest heavily in SEO services  to get in front of the desired clients (those who lack the sophistication or resources/ability to conduct proper diligence).

However, if you've picked up on signs of potentially problematic behavior during your interactions, you might be able to highlight them by adding “good tenant conduct” to your list of standards. 

The problem is, everybody puts together deals they think are good, but in my experience as a lead underwriter, asset manager, and now fund manager, I throw out 99% of deals that are put in front of me.Listen to podcasts about passive investments and how to conduct due diligence as an LP. 

In additional to conducting educational workshops, I also write blogposts for their websites.