I hope the fall is shaping up nicely for you in Virginia, I know here in Rochester NY, we're beginning to change colors quickly.My experience managing 9 SFHs & 1 Duplex have been good.

Champaign/Urbana is seeing similar trend in more and more units coming online in 2015 and 2016 but that is in the A-class student rentals so I try to stay out of that ultra-competitive class.  

If I can really see the downward trend I will think about other options but markets fluctuate and so do crime areas. 

She's a great tenant and was a prefect match for the nice little ranch which is in great shape and got fully updated when we bought it.

If you only buy properties in top shape, then your expenses may not be 50% early on, but eventually, you will need a new roof or new HVAC etc that will quickly bump your average expenses up into that range.

I talked with the guy and asked him to just please leave the place clean and in good shape.

Doesn't necessarily keep you from getting sued but it does shape settlement expectations.I wouldn't worry about it.

Sheet vinyl would be your best bet in my experience for a wavy floor as it would match the shape of the floor pretty well.

My newest tenant in my rent house here in houston texas has paid the required 1st 100.00 of repair costs twice in past situations, but is now refusing to pay in this latest situation. its some electrical plugs that just quit working, and im sending the electrician even with her saying she isnt going to write the check for her part of the service call. there has been a plumbing service call also in the past that she just acted like she forgot, and i didnt press her then, but i dont want a trend to start here. i hope i have given yall enough info here to ask your opinion if you have had a similar experience and what did you do about it. she sent me a very long email quoting the contract we have, the standard texas tenant contract, attempting to reinterpret its wording, that it was a pre existing situation, but the plugs have been working fine for at least 6 months. im thinking i will mail her the bill by certified mail. what would you do?

I agree with everything @Mike D'Arrigo says about the price of turnkeys, but past that as the downside is that when you buy the turnkey it is already in tip-top shape (if you've bought through the right people) and therefore there's nothing you can really do to force appreciation on it.