I have a kitchen with a few upper cabinet shelf boards missing.

I do a lot of BRRRR and buying cash is key for quick closing and better deal.

I shudder to think what those areas would be like if there was no Turn key or out of area rental property investor demand...?????

The key takeaway for me is that bad credit and very little savings doesn't necessarily exclude you from investing.

But the question on being represented by a realtor is completely different from the question you are trying to ask, which is should you buy something turn key or buy something distressed to fix up and gain sweat equity.

What are some key items you think add value to the property and gain some equity?

Must be turn key though.

The key is for you to figure out what rental numbers the property can support, and price your offer accordingly.You might talk with neighbors to see how disruptive the kennel is, and find out if they rent and for how much. 

I'm not a CPA so take this advice for what it's worth, but I've done what you're doing and the key here is you said that "three new LLCs that are 100 percent owned subsidiaries of the parent California LLC". 

I'd be curious what kind of agent wants to jeopardize their standing with their board for this "easy money" when the fees are nominal.