Here's the long and short of it went to look at a duplex tenants up stairs are petty dirty one cat one dog smoke they pay 500 a month could get 750 no trouble after rehab (paint carpet and clean up ex) they have 7 months left on there lease.

That said, the previous tenants in those units were easy to decide that I didn't want to renew their leases when they came up - i.e. often late on rent, got dogs when no pets were allowed, left trash around the property, etc.  

If you are having bad luck with this I suggest a change in perception... like say perhaps instead of only focusing upon the bad part of what these wholesalers have done, use it as a learning experience on what you now know you have to look for in the future dealings with wholesalers, because like everyone else they are trying to maximize their profits and sometimes there is unethical behavior and stretching the truth.

Most turn key companies employ their services as some point.. a few of the top dogs do not as they have grown organically over the years have opened offices in CA and create all the buyers they can handle in house.And actually some of the marketing companies struggle at times to find TK companies that will bring them inventory as they find their own buyers and do not have to cut the pie as it were and or add another level of communications etc.

The general rule with house buying and neighborhoods is, visit during the day, visit during the night, visit during the week, and visit on the weekend (Friday or Saturday night is a good one), to get a sense of the area during all times.Also talk to the neighbors, especially the older ones sitting on their porches or walking dogs, who look like they've been in the neighborhood a lot.

I recently was doing some bird dogging for another investor.

Only 6 units so far but it's working well enough (but I could also see how managing remotely could be very bad as there are enough headaches managing locally).Interesting note, I think Airbnb's algorithms look for bots/scammers, and I think my behavior of polling a bunch of landlords was identified as spam, so they perma-banned me.

He may just be blowing smoke, as is his usual deal-closing behavior, but he has come through on every promise he has ever made me.

Have their drug sniffing dog go into the house to check.

I don't want to get into too many specifics yet but its a 3 family, 3 bedroom/unit with the first floor needing some rehab after a somewhat destructive tenant w/dogs.