I am definitely inexperienced so I am thankful that I can rely on you guys for guidance.As a side note, I ordered "Rich Dad, Poor Dad" and "The Millionaire Next Door" which should be here tomorrow.

From what Ive learned from other investors duplexes can be tricky to manage and are not for the inexperienced investor.

This includes beach and inland tourist hotels and villas ,tea and coffee estates, wildlife ranches, maisonettes and many more.

Part of the problem is inexperienced landlords who are in over their heads.

Still haven't found a local bank or credit union that has one of these mythical bespoke loans, perhaps I've just spoken to inexperienced personnel who aren't aware of them either. 

Since I'm inexperienced I'm inclined to look for a turnkey property, but maybe I should be considering rehab properties as well?

You are young and inexperienced at dealing with this kind of crap, but you probably shouldn't have written a bad review when they missed just one day (if I read that right), that may have been a valid missed day for them and now they're dealing with a bad client....You do have a little blame here.

The Milo’s tea plant was recently built there, there is a Macy’s distribution center right across from Milos, and a lot of other new construction in and around Owasso.

Complex construction projects are the easiest way to lose money, and the toughest for inexperienced investors to be able to pull off.There are a lot of inexperienced contractors as well who will gladly give you a quote for $50,000, get half way through the job and not be able to complete it or need another $50,000. 

So a new entity has be be formed.Appreciate the caution but it sounds like the QI is inexperienced and reading the manual one page ahead of you.