I personally prefer the lower risk of purchasing assets that are already performing, but which can be improved through better management or some remodeling.

I'd like to think I am making an educated decision in doing so, but i also have to wonder is it the side of me that is burnt out from a long stressful remodel and not super excited to go through it again just yet that is weighing in on the decision?

I've done both, a remodel and a turn key, both are cash flowing but you are correct, location is marketplace is extremely important for your profitability.Cheers,Mike

You can find something that needs a little bit of work and house hack which means live there while you remodel at your own pace.

If your remodel is done well, this will become a more desirable couple units.  

We are looking for a letter of some sort explaining the process and benefits (better than raising rent, environmentally friendly, simple billing as payment adds to next rent rather than 3rd party) We would like to replace faucets/showers/toilets with low flow options to help curbs costs as well. 

It's a 4 BD 1.5 Bath with a detached garage ... that at one time had a toilet in.She has been receiving the every day letters from the Trustee Company she is slightly panic with the date of foreclosure in October 2017..Her current amount owing is $147000.

By then, it'll likely be almost finished with remodeling.  

I have even taken  a remodel for  solid hardwood faces and built solid wood cabinets behind them.

Although we are fairly decent at remodeling.