For the past couple of years, after noticing a really disturbing trend in the marketing practices of Turnkey companies, I've started focusing my talks on how companies can use good marketing practices and how investors can cut straight through the crap and eliminate companies that deliberately lie in their marketing.I am going to give every out of state investor looking to buy Turnkey properties or even looking to hire property management two quick lessons and five tips on good due diligence.First, ask questions. 

I have been doing a LOT of research, visiting various sites online.

There are tremendous resources on this site for you to use.Attend local REIA meetings and connect with like-minded investors: https://www.biggerpockets.com/forums/521-events-and-happeningsRead the Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingListen to the BP Podcasts:https://www.biggerpockets.com/podcast

Any tips on negotiating with a seller who has their home listed far too high? 

Great that you joined the site!

Not in Texas, but you need to contact the zoning admin and verify what the property is officially listed as with the city.

@James Wise I have the contract on Craigslist and other classified sites, connectedinvestors and every possible fbook group I could find.

Hell I don’t even use my full name or company name on this site.

Key takeaways:Maintain weekly on-site visits by a 3rd party.

Usually they also require their official name to be the mortgagee on the insurance.Recently I received letters from a mortgage company for 3 of my properties where my purchase price was less than $100k each, but they want coverage for at least $160k.