I simply talk to the seller about their expenses, rent rates and vacancy to calculate.  

Talk to a mortgage broker.

If, at the end of the lease (or on month to month), then we can talk about walking the property & deducting what's necessary from the security deposit, then starting over with new sec dep and new lease with just her on lease.

You can use the solo K when operating an LLC taxed as an S-corp, the key is the W-2 income you pay yourself which is also what will save you that portion of the self employment taxes you talked about before.  

That being said for the size of house your talking about it seems high.As a contractor, when i see stucco that has enough damage that needs sand blasted off i would suspect additional problems.  

I am a firm believer in straight talk, truth, and communication.

It seems both the parties are talking about their perspective of return.

If she had sent the security deposit already I'd have kept it, telling her she has a signed lease and I'll be using this to pay the first month worth of rent and she'd better hope that I find a replacement for her by October 1 (although in Georgia a landlord is NOT required to remedy this).However, since we're talking long distance and no money exchanged do what others have said; chalk it up to an experience and move on.Gail

The turnkeys come with management in place (at least they should if they are really turnkey in the capacity you are talking about them).

Talk to you soon.