I'm looking to outperform my stock funds with RE, at least initially, and think I'd have a better shot by avoiding turnkeys.

These operators will typically outperform individuals doing their own deals across cycles given the quality of assets, experience, and expertise.

I will be seasoning properties soon and I plan to make sure my properties can outperform competitors and my cash reserves can weather higher vacancy rates. 

the units I saw Ziv selling were in the 30 to 40k range I will pretty much guarantee though they will out perform in the long run a 30k ghetto war zone low end US rental everyday of the week and you won't get shot trying to get your rent or have the tenant and their 8 kids trash your place on a yearly basis..  

Generally you want to go a little pessimistic on your projections, this will make it easier to out perform projections and keep investors happy.

It is important to find a manager who has a track record of conservative underwriting and actual out-performance.

This got me thinking and I did some math and found if I was a good landlord and kept my vacancies low then the return on the cash I had invested would way outperform any return I have ever made in stocks and IRA etc.

Some things to consider otherwise:- Paint is likely to outperform stain (in large part due to the pigments) over the long haul- Be cautious when power washing... a lot of damage can be done to the surface very quickly and water can get into places it's not supposed to... consider hand washing with TSP - Be cautious if spraying outdoors... don't want to have the wind carry overspray onto the neighbor's houses, vehicles, or other property (it happens all the time - dryfall paint is one option).  

There are many more areas within real estate to deploy capital that can outperform the stock market in my opinion. 

For me, I feel the long term cash I receive will outperform the appreciation I will get here if the prices stay up or are up when I would sell here later.