Build a reliable team on the ground, plan occasional visits, and trust your general contractor to handle the day-to-day.

"I am no lawyer, but terms of service are occasionally challenged & found insufficient.  

My purpose behind my decision to pursue REI is to gain financial freedom for wife and I, my future family as well as have the ability to make sure my parents are well taken care of once they reach the retirement age.If I had to label myself I’d want to be known as an open minded rental investor for all long term, mid term and short term investing, with the occasional flip for quicker capitol to put back into another rental.

(coffee maker all dishes includeded etc).It is a dorm style lay out all the bathrooms are onsuite so there is no half or hallway bathroom

I will also add that many independent travelers that do room rentals enjoy having their own fridge.To keep things kosher in shared spaces, my friend who runs PadSplit says every room comes with one colors or plates cups etc to ensure that guests are accountable for their own dishes.

In Boston, where I also occasionally sell and have properties, Id be looking at even a later date than that due to weather.

My bookkeeping firm provides me with a steady active income, which allows me to keep doing deals, cover unexpected expenses, and navigate the occasional black swan event.

When you mentioned you did your homework on the turnkey property, if that were the case you would have had a really good idea what the property was worth before you offered on it (of course sparing the occasional rogue appraiser, which may be what happened to you... idk) and certainly before the appraisal.

Did I ever have the occasional illegal working for me, either directly or indirectly?

Although, with all of the trips going down to Texas, having been burglarized, and in an area next to an active trap house that was selling drugs on the corner... occasional gunshots in the distance..