Your other option would be to team up with someone locally to basically do much of the work the turnkey company is doing, sourcing deals, facilitating closing, coordinating fix up/permits/etc - then turning over to a property manager to find tenants, etc.Another option would be to place your money into syndication deals on larger apartments to have your money work more "passively" as well.Good luck, and keep us updated!!

The numbers worked out as follows: Source of Funds: HELOC on primary residenceAcquisition: $50.6KRehab: ~$24.4KAll-in: $75KAppraisal: $92KCash Out Refi @ 70% LTV (since the loan was slightly under their general guidelines): $64.4KLess closing costs the amount back to me was $58.3K.

There was a poll on Bigger Pockets a couple of years ago asking investors where/how they sourced their first deal.

I find myself sourcing info from multiple websites (Zillow, Redfin, Realtor.com, Trulia) but do not have a good direction/process to get to my final product of a well thought out ARV.Thanks for your help as always,Andrew

@Rodeler YouteHow are you sourcing deals, are you working with agents or scouring FSBOs or...?

All income must be from a verifiable source.

On Residential Conventional there are advantages that you should know of, which are:- takes into account your other personal income sources to qualify and why this is so huge is that the property doesnt need to necessarily cashflow in a way that a commercial DCR model would require. - your max loan sizing can up to 70-75% of your appraisal on investment cashout and is NOT limited by cashflow however the cashflow you do file or can document with your lease agreements or taxes will help offset and help you qualify for the cashout as well- cash out is 6 months title seasoning through your name personally or through entities you controlled a majority stake in (51% or over)The down side on residential conventional financing is that you can only finance the properties in your personal name at closing or your living trust. 

Cast a wider net and use multiple sources, just to be sure.Utilites at times depend on the area, especially water. 

Having the source Data is clutch and it was super cool of you to share it. 

Of course it is one of many strategies for deal sourcing, but one that shouldn't be ignored.