My mentor does this, and makes a TON of money, but again-- it's a numbers game, and a bare minimum game from the landlords perspective. 

The value add investors can barely make deals work right now, but what about the people looking for rent-ready or turnkey LTR? 

Nothing like losing money or barely breaking even on a first deal....Good luck, keep us all updated!

However that still barely gave me any kind of edge.

Thing barely has doors but it’s almost as indestructible the bulletproof windows on that Tesla.

The owner barely broke even - he was 80-something, in poor health, and didn't have the time or money to dedicate to the property. 

That barely covers inflation and property appreciation. 

A property of mine has been listed for over a month now with decent inquiries but most are barely qualified.

If they barely have any it's not worth my time.

Also, you want to cross reference that with rents in the area and see what the local market can bare to makes sure your ARV makes sense or if you are flipping will not out price your target market who would want to buy that property.