Then find the crews who do them b/c they can turn a bathroom in 2 days* for a set cost, know the suppliers or have leftovers for much less than retail.G

So, look at the functional analysis as well as the numerical analysis before doing anything.

Once I understood what people thought Turnkey was in America I changed our company name so as to not be associated with it so No I wouldn't recommend any Turnkey suppliers as I think investors simply pay too much from Turnkeys.However if your investing needs means you need completely hands off no risk all done for you investing then there are plenty of good operators in Memphis who lurk on this site.

While I use the 1% rule on most of my purchases, there are numerous other factors that need to be considered.

There are a number of reasons for this but it would take numerous paragraphs to explain it.    

I mostly blame my naiveness in humanity and eagerness to get the project going.. here are many of the items (not all):All 3 HVAC units went out in the first 3 monthsBoth "high end" endless water heaters died within 6 monthsThe 1918  LEAD pipe entering the home burstSome lighting was found to be battery operated instead of electricUnfortunately a rock from DC water entered the piping which resulted in multiple cancelations and major repairsNo insulation between the upper and lower unit resulting in numerous noise complaintsPitch incorrect in back yard which results in floodingPlumbing piping incorrectly sized throughout homeAll gas lines removed and everything replaced with electric to pass city inspection easier (only house on the st without gas)Oh yeah, furnishing a two units that can sleep a total of 16 people is not easy nor cheap (especially with a puppy).

Most small independent lumber yards and building material suppliers are sitting out as the market is too volatile for them to play in.

There are numerous examples of HCOL investors like yourself who bought 1 or 2 or 3 and got crushed because they weren't ready for the CapEx on the old, creaky midwest housing stock; didn't have the right team; didn't do an inspection; etc. 

The reality of house hacking hundred year old homes (what you'd expect to get in these areas), many of which have numerous deferred maintenance issues, is often very different than what the calculators or spreadsheets present.  

In fact, Scottsdale just approved numerous areas for additional MFH complexes.