In fact, we have clients that structure partial exchanges for many different strategic reasons such as creating a liquidity event (we are all real estate rich and cash poor, right?)

I discuss several aspects of lending from an experienced private lender's point of view (mine) on my blog that can be found on BP.

The loan is the most difficult aspect of the RE process. 2.

Prob start with an hourly rate for doing bookkeeping, gradually work into the physical aspects of mgmt (painting, running an open house, etc)I'm sure there are all kinds of things I haven't thought of, what are y'all doing?

And the accounting heavy aspects of REI is a very different skill set than project specific project analysis which is another animal entirely than a strategic investment advisor concerned more with your portfolio and holdings as a whole as compared to each individual piece.  

There income indicates they should be able to afford a higher standard of rental but clearly they are living beyond their means in other aspects of their life....too high risk.Applicant A indicates that one is irresponsible in regards to financial commitments due to the collections. 

None of these shouldn't deter you though, you may get lucky and find a private lender to fund the construction aspect of the project.

@Andrew Reyes I agree with @Michael Le in that 5+ units are valued on it's NO and I would add a very vital aspect to your analysis is to avoid looking at cap rates.

I have a full time job so the time-saving and mostly hands-off aspect of turnkeys is very appealing to me.

In that case the financial aspect may be clearer.