I'm definitely leaning toward turn-keys but I'm really struggling with either going with a better area (and more premium turn-key company) where it appears (at least on paper) that my CoC return after all expenses is 6%-8% (with the assumption that I will be able to "sleep better at night") versus going with a lower class area (and potentially a smaller and less reputable turn-key company) where my CoC return is 10%-12% (or higher). 

Then you have to separate out how much of the expenses were for your occupation versus when you were making it available for rent.

Zoning will allow only for a "Daycare Facility in a Residence," which means the daycare operator must 'live' in the property and can have up to 12 children (versus 50 I think if the property is zoned commercial).  

The mechanics of the process are easy to understand, however it takes time to find sellers in situations where they want to sell below market value versus opting to work with an agent.  

@Sandra Holt Great job Sandra -  Any particluar reason you choose Mixed use property versus  a residential ? 

Any similar type inquiries (credit card versus home loan versus car loan) within 14 days should count as one hit against your credit, not multiple.

I would think it must be x% more than stock market returns for people to want to invest in real estate versus stocks due to the extra work and risk. 

I like your point, end versus stepping stone!

It is underwritten from 12 or 24 months of bank statements versus 1099 or tax returns.

if  yes to both -  consider  getting  pre approved  and buy a rental  property if the  numbers  work .....regarding you paying " rent " ....maybe offer to  pay for all the  utliities  as  this  might make the  dicotomy feel better  versus  calling it " rent " -  all the best