Focus and sustainment is the key.

I heard on the board that flips generally cost more to rehab, as they need to be done to a higher "quality" or look.

My problem is that two weeks before my contract is up i cant get ahold of the seller and the key that was left for me magically disappeared.

Howdy @Hunter RossThe key to the whole process is the ability to establish a solid ARV for the property. 

It doesn't matter to me if it is turn-key or needs to be rehabbed.

I will also point out that these are not the only two options toward passive REI, and I have written a BP article Three Key Routes for Passive Real Estate Investing that you might find interesting.

Also if you're going to buy a condo in Arlington you might want to put it on a corporate job board.

No boarded up windows Nicely kept yards Even a few friendly hellos and waves as we were walking the neighborhoods 

Few key reasons why I decided to work with USREEB: 1.

We also have something what the equivalent to realtors here in manhattan call a REBNY lease (Real Estate Board of New York).