Although most source seem to confirm this, some articles seem to imply the contrary:https://homeguides.sfgate.com/can-landlord-charge-new-carpet-new-paint-lived-there-10-years-44474.htmlIf anybody has first hand experience with this in San Francisco and can provide some insights, it would be much appreciated.

The numbers worked out as follows: Source of Funds: HELOC on primary residenceAcquisition: $50.6KRehab: ~$24.4KAll-in: $75KAppraisal: $92KCash Out Refi @ 70% LTV (since the loan was slightly under their general guidelines): $64.4KLess closing costs the amount back to me was $58.3K.

The county, list sources, online databases, etc. 

Is there a source for prewritten contracts or will I need to hire a lawyer?

Your other option would be to team up with someone locally to basically do much of the work the turnkey company is doing, sourcing deals, facilitating closing, coordinating fix up/permits/etc - then turning over to a property manager to find tenants, etc.Another option would be to place your money into syndication deals on larger apartments to have your money work more "passively" as well.Good luck, and keep us updated!!

The numbers worked out as follows: Source of Funds: HELOC on primary residenceAcquisition: $50.6KRehab: ~$24.4KAll-in: $75KAppraisal: $92KCash Out Refi @ 70% LTV (since the loan was slightly under their general guidelines): $64.4KLess closing costs the amount back to me was $58.3K.

There was a poll on Bigger Pockets a couple of years ago asking investors where/how they sourced their first deal.

I find myself sourcing info from multiple websites (Zillow, Redfin, Realtor.com, Trulia) but do not have a good direction/process to get to my final product of a well thought out ARV.Thanks for your help as always,Andrew

@Rodeler YouteHow are you sourcing deals, are you working with agents or scouring FSBOs or...?

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