Make sure you go with a TRUE Turnkey Provider.

May not be the case there but generally true.

personal choice most rentals are bought at or above market.. especially if they are out of state investors.5 to 8 years ago the vendors I funded who sold turnkey would advertise instant equity etc.. and that was generally true vis a vi a rate and term refi..

That could be calculated to be about 38% of the value of the primary residence - And you used that additional space for investment (renting to your mother in law would be fine as long as you treat it like a true rental) - then you could actually do a 1031 on the sale of your investment property and replace it with 38% of the new primary residence which you would then use for investment.

My CPA told me if her name is on the card it wouldn't be an issue, is this true?

With all details in hand, there still never seems to be a true apples to apples comparison on which plan is “better”.

The area I am in is beautiful (especially in the winter), warm and close to lots of golf courses.   

My cash flow math isGross rents - 30% (vac, maint, and capex) - PITI (principal, interest, taxes, and ins) = true long term cash flow.I recognize that this math does not work in many areas of the country.

Not true.

I imagine there’s a point at which people will bail based on the asking without consideration of the true value.