I'll try running some numbers later but off the top of your head, how much does this eat into profits?

@Aaron Ingram I recommend River City Realty but I am ready to start interviewing new companies so not all our eggs are in one basket.

he says yes   then I asked him , " I guess you dont eat too well then do you ?

I would have scratched and saved, eating pb & j while driving a beater before borrowing at 11%, but the goal was sound.The greedy, non-working partner derailed this.

The turnkey is not relevant, but the concept is DEFERRED MAINTENANCE - - let the next owner eat the expenses. 

For my duplexes I simply eat that cost and set my rents to account for it.

., painting/touch-ups, and finding a new tenant. 4% vacancy equates to about 15 days, so if you do everything right and find a tenant ready to move in Feb. 15th, that eats up your vacancy allowance right there.

The Wholesalers then split the sale of the LLC.If you want 12 eggs, and someone wants to sell you a dozen eggs instead,...don't argue.

I can probably pull that together but it pretty much eats up all my reserves for emergencies and repairs to the units as they are not in need of repair but certainly dated.

Since I travel a lot as a consultant I try to use that time to catch up with the podcasts.My original plan was to keep dumping my money into the markets and in a year or 5 buy my first property when my nest egg is large enough for a down payment (typically 30% on an investor's mortage).