I have been a critic of Turnkey properties on Bigger Pockets, because I view these properties to be mediocre investments. 

As you know, property management is absolutely critical to a property's performance. 

There are several critical factors and potential risks you should consider to ensure a more comprehensive approach.Regarding your math, it seems well-considered, incorporating key elements like repair costs, After Repair Value (ARV), and projected rental income.

.• An environment that supports your critical thinking skills.• A democratic supervisor and work environment

Once there is a critical mass out there, it'll be easier to justify valuations with an appraiser.

Knowing comps and estimating rehab costs for your projected return targets is critical.

Some were more than a cosmetic repair but the cash at closing justified the effort.I have talked to a number of people over the past few years that got pulled into the coaching programs that provided theory that is available for free or very little especially here that never got a deal, never got the assistance they were promised and now had a financial hole they were digging out of after buying the course.Finding the RIGHT deal is key but setting up possible financing before finding the deal is critical. 

Data is critical.

What I truly need is an advisor capable of fleshing out my skeletal plan, critically reviewing my assumptions, and providing expert insights on portfolio management, tax implications, and potential pitfalls.

Understanding how to properly underwrite these deals and DD on the lease is critical.