The old saying you make your money when you buy is absolutely true.  

@Sara Aviv BergerA true cap rate of 10% does not exist in any kind of growth market in the USA.I was on a call with Neal Bawa earlier this week and he said AVERAGE CAP RATE IN THE US is now 5.2%.Cap rates in the top markets like Phoenix Dallas Atlanta Charlotte are in the 3s to low 4s at best.Every investor out there will jump for joy with a true 6% cap rate in a growth market.At the present time, if I can find an asset with a true 5%+ entry cap, I give it strong consideration.I believe a reconsideration of your investment criteria may be warranted

Lots of generalizations here that aren't true across the board. 

Trying to do too much is often a recipe for getting nothing done correctly.While it is true that the younger you start investing, the better off you will be down the road due to the power of compounding interest, right now, I would suggest that you keep up with your studies and get your degree.

The deals seem too good to be true..so what am I missing? 

@Jesse Whitacre too true. 

The biggest challenges with Turnkey providers:1) Terrible renovation work - we've taken over many properties that investor bought turnkey and they were shocked to learn the true condition of their property from our TakeOver video.

We stayed true to the style of home when rehabbing.Did a personal appraisal because I thought it was worth more than the going price of the neighborhood.Comp came in at $100k, in a typical $50k neighborhood.

The biggest challenges with Turnkey providers:1) Terrible renovation work - we've taken over many properties that investor bought turnkey and they were shocked to learn the true condition of their property from our TakeOver video.

Just be aware that in this hot market, coming across true BRRRR properties is pretty challenging.Hope this helps,Glen