Some blocks are quiet and in great shape overall.

For the future of this particular house, I might look more into the program because our most recent tenants screened out perfectly and then straight up abandoned the house in terrible shape with a one day notice!

Most properties are in bad shape and require rehab of some sort, most are vacant land, but there is always a property that can bing back value either through fix and rent or clear title and sell or refinance.

It would be too much of a crazy endeavor to "re-shape" 2017's transactions and LLC into a 50/50 venture to recapture that investment as a write off.

This will keep the trend going at least for the short term.     

Mastering the seasonality trends and trying to match how it directly affects your year-end NOI can be tricky. 

What are your thoughts about Atlanta real estate trends going into the Super Bowl and up to the end of 2019?

gone wrong" = all the points you have mentioned in your post... dishonesty , lack of communication , miserable performance and etc...for fact - I dont support almost any TURNKEY model.if you go to turnkey - I believe that the property you are buying needs to be in FULL SHAPE and preforming returns as fact for some time - other wise , to my understanding - IT IS NOT Turnkey...hope I am being more clear now.

So I try to steer clear of it other than remembering that as long as I keep mama happy I'm in good shape!!  

Overall, the unit needs to be in tip top shape and clean to get it down to 60 with out freezing.