Confirm everything and build your own model that is based on your cost base to understand how much you can pay for the property to cash flow appropriately for you.For starters, there's some great templates on the BP FilePlace for evaluating apartment complexes.Short list of things to think about / budget for (outside of taxes & insurance of course):-Plan on at least 5% vacancy.  7-8% if you want to be conservative-Are you going to manage it or outsource?

Use those things to show her how your business model will benefit her.

They have truly pioneered and perfected the turnkey business model. 

Well naturally just like Uber won't work in small population centers I was also impressed with the professional follow up emails and the notice of the offer expiring after 3 days or so They just hit Vegas so I can't really comment on their resale status or ongoing business model, wholesalers can begin to worry and possibly realtors over time

This structure is designed to provide you with checkbook control, as the IRA will own the LLC, but you can control the LLC as the non-owner manager.They use an IRA custodian (not sure who these days), but the custodian is very much in a back end role.The IRA LLC model is beneficial if you will be engaging in investments that are either time sensitive in nature or require frequent expense/income transactions, as you will be able to directly transact via the LLC and a bank account of your choosing, without having to go through the IRA custodian to process each and every transaction.  

The idea of the turnkey model is that it is passive and should be earning cash from day ONE.It just sounds a bit different to me.

Anything which has the wattage and model number should suffice. 

@Nicholas Natale - pardon my ignorance about your area, but how can one possibly be successful with a flip business model that buys all cash at or above MLS asking.

I love Henry Ford as a business model.

You feel your price is too low even for the low maintenance tenant model you have.