We still need to calculate appliances, flooring, windows, HVAC, fixtures....My point is that we need to be putting away money to keep our properties in max market rent rate condition.

Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

If you do decide to work with them, you could set up a clear partnership where they’re equity partners and you handle the management and operations.

Does anybody have experience with sober living, or group home operators renting your home?

Any input on the appliances noted above would be appreciated.

Those are not the most important parts of the operating agreement.

Pick solid operators and solid asset classes.We syndicate self-storage projects.

But my question is that if we consider other operating costs like maintenance, capital expenditure, vacancy, etc then this property won't cash flow, so is this a good deal?

On the business management side, I've invested roughly $10k into the systems for financial and operations through courses and consultants.A great Facebook group I'd recommend Remodelers Community -- I know it says remodelers but this group has a resource called the "remodelers vault" where members have pitched in their resources like contracts, cash flow trackers, QC checklists and more that are invaluable starting out as a residential GCBest of luck, you got this

Although he is a banker, he thinks having the ability to operate as a broker and place loans with 30+ other lenders, in addition to his bank, is the "best setup."