Their phone is blowing up with tenant and maintenance problems.

Even though the returns are lower than I am use to, I could sign some documents, pay closing cost and start cash flowing +/-$2000 a month (not including maintenance cost).

I am not so sure your numbers are correct on tenant turnover and maintenance.

I learned a ton about crappy tenants, unexpected maintenance issues, dealing w/ a regime, etc... 

These duplexes look nice and don't seem to need any major maintenance at this time. 

Because of the amount I have to put down and the amount of deferred maintenance, it's a bit of a heavy lift for me.

Instead, they let the turnkey company and/or the management company deal with the property and the residents, which is where headaches can occasionally come from (for example, rehabs, maintenance, leasing, collections, etc.).That said, at the end of the day, the numbers need to make sense to you since it's your money.If you haven't found the right investment vehicle yet, just keep looking.  

3) I don't call it "advertising", but I have cash buyers that I trust and I routinely discuss deals with them (not all but the ones I am close to) to get an idea of what they will pay.  

These folks did not know where to draw the line on common sense issues and big issues IE some little maintenance call  they think the tenant should pay.. the tenant as you state is scrimping pennies they are not going to pay it... landlord gets all up set blames management ... tenant takes their voucher and moves and landlord has vacant house when landlord being shortsighted if they would have paid the 100 bucks they would not have lost thousands in a turn over and vacancy..

The insurance is $1700, taxes are $1251, maintenance is $75 per month.