I know dozens of investors that pay for " turnkey" and are buying below the appraised value 100% hand off with double digit net caps based on cash purchases.

Conventional Lenders (Mortgage Company/Bank/Credit Union): These lenders provide conventional real estate loan loans, the most popular being the 30-year fixed amortized loan.These loans require 3.5% - 20% down payment and require Private Mortgage Insurance if you have a down payment of less than 20%.These are the lowest cost loans you can get for acquiring properties.Private Money Lenders: These lenders provide non-conventional real estate loans using money from investors who are seeking “bond” like security with above-average returns.These loans require 25% - 35% down payment.These loans are more expensive than conventional loans, but less costly than Hard Money loans.Loan terms are usually 12 months to 30 years.Hard Money Lenders: These lenders provide non-conventional real estate loans from investors who are seeking double-digit returns over a 12-month time frame or shorter.These are the most expensive loans and they require typically 25% - 35% down.The loan terms are as short as 3 months and no longer than 18 months.Equity Partner: This is a private individual or company who invest with investors in real estate deals.They usually will bring their cash to the deal to cover down payments, closing costs and rehab costs.They usually will make the majority of the profit from a deal because they are taking the greatest risk.Some Equity Partners hedge their risk by taking a 2nd lien position against the property and having all rents assigned to them in the event of the Investor defaulting.Some Equity Partners are silent partners while others are active participants in the real estate deal.Equity Partners may enter into a Joint Venture with the Investor.Investor: The Investor is the person or company purchasing the property and creating the real estate deal.All investment fall into two categories: appreciation (buy low and sell high) or cash flow (regular cash payments).The Investor purchases the property to either sell it a higher price or to rent/lease it to generate cash payments.The money earned by the profit from the real estate deal divided by the cash investment from the Investor is the Return on Investment (ROI).All our appreciation deals generate a cash-on-cash ROI of at least 25% annualized (before taxes) and our cash flow deals generate an ROI of at least 10% annualized after taxes and depreciation.Management Company: The Management Company manages the real estate deal for their client (Wholesaler, Equity Partner or Investor).The Management Company puts the deal together to maximize their client’s ROI.The Management Company may manage one or all aspects of the real estate deal in order to manage, control and lower risks and costs.Our company charges a 1% transaction fee based on the value of each transaction (purchase, rehab and sale) and we share in the profit realized by our client after the client meets their minimum ROI.Seller: The seller of the property controls the property and may or may not be motivated to sell.

Go to strategic wholesaler.com He has 9 steps on an E book to get  deal in 90 days.

Most people here expect double digit CoC returns for their time in real estate so that is one viable option.

You might consider "accidentally" typing a wrong digit or two in your phone number to avoid the calls.

I am somewhat bugged at the fact that every time I turn around there is an ebook or course or system or seminar that someone wants to sell.

If interest rates get up into high single digits or higher (they were 15% for conventional owner occupied loans when I graduated from college) I think we will see a lot of loans being called if the lender has any reasonable basis at all.

(See @J Scott 's e-book/diary on  building his spec home in Atlanta to get an idea of their Permitting/Inspections offices).The biggest positive starting the project was the team assembled was awesome to work with and had solid rehab experience.  

One tip is to use digital locks so each resident can have a sense of privacy.Best to you.

Of course, I am a little prejudiced -- I wrote an ebook on bird dogging.