Unfortunately not all Turn Key providers are built the same so find what matters to you and figure out which provider satisfices majority of your wants/needs.

If I had to end up paying a $75 bill to "pick & choose" my battles and put parameters in place to keep me out of situations like that in the future, that's probably what I'd do, but really depends on the circumstances once you find out what's really going on.

Unfortunately I had one where it was a SF in a multi neighborhood by a college, and the projected rents justified the price. 

The circumstances have to be perfect in order for that to happen and even then it’s risky.Feel free to DM me if you have more questions!

I've heard so many asset protection frameworks for real estate investors but they are usually not specific or relevant for California residents, who are unfortunately the exception to every rule.

Unfortunately, I ended up pulling out of the deal.

Louisville unfortunately.  

Meanwhile, the relatively scarce individually-owned units are still priced relative to non-commercial RE market forces, including, among a variety of other factors, a lack of traditional financing options for the individual units (because of the predominant non-owner-occupied / single-corporate-owner circumstances within the complex). 

Unfortunately three rental properties is not enough to justify writing off the expense of a truck.

In the event the tenant refuses to vacate, the legal protection that a signed lease gives a landlord does guarantee the tenant will eventually be forced out but not without a painful, lengthy eviction process.I have lived through a tenant not vacating and it is a nightmare but what I learned from that experience is that it is best to avoid the circumstances leading up to a refusal to vacate.