Trying to build a real estate team and a good, easily reachable lawyer is something I am missing.

What could I be missing in order to make a more informed decision? 

From those of you who have been around a bit can you take a look and see if im missing vital info or if this works.

This seems like a cant miss opportunity just based off the numbers.

My guess is the turnkey provider missed their mark for the value of the home, and it's on them to bite the bullet and lower the price unless there is a line of offers out the door (might be in the market).It's fairly easy for an out of state turnkey provider to miss the price mark, since our neighborhoods do weird things for appraisals.

Also have started listening to podcasts about long distance investing to keep most options for now before I try focusing only on one option and missing out on deals

Maybe I'm missing something?

I keep reading about cash out refis but no real details or I am missing them.

I contacted my broker and asked him to hold the appraisal, unfortunately found out today that I missed stopping it.

They missed two rent payments because they were waiting on their disability insurance to come in.