A couple of points for the ad  Less words  Include: description e.g.  1 b/1 bath then specify  Included items wifi etc and  at the end qualifications. 

He texted me when he returned saying that there was a valuable item missing.

Note: Inspections are required for all work items that cost more than $5,000.  The property is a one-unit owner-occupied home.  The reimbursement is limited to the cost of materials or the cost of properly documented contract labor (sweat equity may not be reimbursed). )So if the ARV is  $120,000 , does this mean that you can ONLY borrow a MAX of $12,000  ( 10% of the  $120,000 ARV ) to use for the Materials to repair and renovate the Property..... and you do the Work yourself ....aka FREE Sweat Equity on your part ? 

I did it within 90 days (Sort of) Items Standard Cash Flow Actual Cash Flow Purchase Price $47,000 $47,001 Repair and other costs $6,500 $6,500 Total Cost $53,500 $53,501 Cash to close $13,375 $53,501 Monthly Rental $920 $920 Mortgage (25% down 30 years) $185 $0 HOA & CPA $38 $38 Insurance $50 $51 Property Tax $142 $142 Mgmt (10%) $92 $0 Vacancy (5%) $46 $46 Repairs (10%) $92 $92 Sub Total of Monthly Maintenanth $644 $368 Monthly Income $276 $552 Annual Income $3,310 $6,621 Cap Rate (Net income / purchasing price) % 6.19 12.38 Cash on Cash % 24.75 12.38Photos.Lessons Learned#1.

There are some items to consider when buying turnkey.

Being approved, being safe, getting items fixed, etc.Granite seems like overkill.

And sometimes we had to return after a tenant was in to do some items but they never minded as long as they got in the door. 

I have had one's come in like you said look at their one item and leave..

The side that has more information about the item to be negotiated and about the relevant market or industry has more power in the negotiations .

You could go for wholesaling, look for some items to get under contract and also while doing that learn about the cost involved with rehabbing.