I haven’t ruled out turn key (or anything really) but I would prefer to brrrr and keep the appreciation for myself. 

Finding the right team in your market is key.

@Chris Connolly because you should just buy something turn key for $100k earn a higher return and not have to deal with a rehab

The key to your success will be to develop a strategy that finds you the deals.

Posting and publishing companies do the official notices and these are hired out by the trustee or attorneys handling the foreclosure.Cash for keys are typically handled by the real estate agents hired by the asset management companies for the bank.

Communication is the key - build a relationship with a realtor and if they are worth anything, they will realize what works for you. 

Good comm will be key.

If you want to be nice you can give them either more time or a monetary incentive (cash for keys).

@Saji Ijiyemi a primary residence isn't an investment so it is harder to say, if it followed the only $27k repair budget it might save you the other $25k off of buying turn key, but the repair budget isn't set in stone (could change) and if you have FHA financing they probably won't let you buy it due to condition anyway. 

Partial Cashout refi  - take out 40K in equity and invest the money for a couple years in a turn key or syndication to build up our working capital.3.