I have a small number of rentals so my process is less efficient but works for me at my scale. 

I sure am glad I started posting here now and not two years from now when everything was coming at me at a thousand miles an hour.

I didn't get a move in checklist and the previous owners sent an email with the security deposit amount and transferred that to me at closing. 

Now we go in with a clipboard, a laser tape measure, a good flashlight, an electrical tester (plug in and proximity probe) and a cell phone camera. 

If they are only getting it the morning of the auction, then I'm not concerned, but if they are getting it a day or more ahead of time (and it appears that they are), then it puts me at a distinct disadvantage.

Covering 2 “losses” of $3500 and $5,000 have given me “no claims discounts” for more than 10 years times 12 properties saving me at least another $12,000. 

I get it time is money, and that’s fine, but sometimes I just think some services should be included in a fixed price (which is what he told me at the beginning).

That way you can ensure there's enough "meat on the bone" to tap into via a HELOC or cash-out refinance. 

Any turnkey investor should ask very probing questions of the turnkey provider regarding the condition of all mechanicals, roof and windows prior to entering into a deal.

The deal was originally offered to me at 5,885,000 which would be a 5.51% cap rate.