Standard phrase --  "If plumber comes because toilet is stopped up and plumber pulls out tree roots, I pay for plumber. 

Granted those pros and cons are all based on dealing with a good, reputable turnkey provider, but if you go that route, I'd venture to say the risk you will endure (assuming you do proper due diligence) would be less than with any other type of investment!

The plumber fixes the pipe wrongly, and now the front hose hookup sticks out of the house by six inches and sprays water everywhere.  

My goal is just to vet some solid carpenters, drywallers, electricians and plumbers, and then go from there. 

Put some feelers out too for good reputable investment clubs in your area.. 

With 100k+ as reserves you're golden because you can basically weather through the storm. ie you make a mistake and the deal turns bad, expenses are higher than expected etc well you have money to pay your investor and you don't destroy your reputation.

It is 1 2/1 and 1 3/1 apartments renting for a total of $1400 a month, and my payments to him would be amort over 30 years but the tenants currently there are a son in the upper and his mother in the lower and they are filthy, it seems like they trash it just so I don't want to buy it, what kind of things should I include in my offer to purchase such as having both tenants out before I take possession, they fight the landlord on letting me come view the inside and they say they NEED to be there when I go there, and I was planning on having an inspection and bringing in an HVAC, electrician, and plumber to tell me any issues if any, this is a 100+ year old duplex.

Before you get a broker spend a little time reading some reputable books or other forms of education so you don't waste your time and theirs.

IE no RISK at all to tenant base like most of the lower end rentals are.you may want to explore Lending with a local VERY GOOD reputable HML in your market.I suspect you could make 10 to 12% and be truly passive...

In any case, make sure you are dealing with reputable investors.