This way you can add value right away while learning from others on the team that have the skills / knowledge you need to have.If you don't have the time, knowledge or interest to be active (think of this as another job really to actively operate your own apartment community), but like apartments you can invest passively with good apartment operators who already have the solid model of success that you want and with intention, learn from them while you are earning. 

It can be a dangerous model because it's your money on the line, so it's imperative you know who you are working with and their track record.

I imagine Washington is just as expensive.Now I am focusing on out of state rentals simply because my business model can't scale and I don't want to be landlord for 100+ college kids sharing rooms lol. 

I should mention I actually started by investing in my partner's flips and liked the model so much I began building a team of my own and we work together to get them rehabbed and sold. 

Personally, I like the model of figuring out a way to earn good money that you can use to support your family and then investing in real estate in order to create wealth. 

One tenant has recently complained about having trouble receiving deliveries, and at least one package is missing, possibly stolen.

The fun answer is "very painfully" but the real answer is focusing on an area, knowing what I want to work with and what I don't, so I don't waste a bunch of time looking at things that don't fit my model.  

I am formulating a strategy to acquire a number of properties in the near future using 1 or 2 REPUTABLE turnkey companies(please hold comments on turnkey model, another discussion for another day).

But there's not enough of it to justify a turnkey provider being set up there (since their model is dependent on cash flow.- Since turnkey providers do a lot of the hard work for you (yay), you are left with choosing essentially two things: which provider to work with, and which market to buy in.

It sounds like the Lone Star project is on the rocks as of yesterday, but the area is still being gentrified and increasing in value, so it might still be a good place to employ your model.