It sounds like remote is challenging, but much of that challenge can be mitigated if I "splurge" a bit on (and am hyper critical when choosing) the PM.

One additional consideration that I find to be critical in the real estate business and will make you stand out in the crowd.

Share the details.Know what your investors are interested in and keep an eye out for those, pretty simple, investors are easy sales, much easier than the average buyer or seller.Keep in touch as you would in any relationship, let them know you're there.Don't be critical off the bat with new investors, they don't know what they are doing is illegal or unethical (do as I suggest, not as I do, LOL) if they actually have the ability to do deals then teach them, they will return loyalty and appreciate you keeping them out of trouble.I'd suggest that Realtors should be more receptive concerning lease-options and installment deals, if all they do is work with qualified buyers today, they aren't building future sales as they could be.

I'm not criticizing this, but there's a lack of even the most basic knowledge from these folks and, as much as I would like to help educate them, the sheer volume is just daunting and unless I'm in just the right mood, I keep scrolling.Then we get these types of questions:~If I don't have access to the MLS, how can I determine a good offer price?

I tied the deal up quickly with 2 very critical amendments to my P&S Agreement (will discuss below). 

And Turn key is really just local fix and flippers instead of selling retail they sell to investors and have put together in many cases property management. ( as you know that is critical in your market and most turn key markets at the price point these folks are buying at)If you represent a fix and flipper that does retail deals to owner occ.. you expect them to make a profit  correct ? 

@James Payne:James,      I think the element of understanding what makes a good deal is critical to being a good wholesaler.

Some constructive criticism: in your question, it sounds like the tenant is telling you what to do.  

Goals are critical!! 

That depends on market trends, but a property on that critical price point bubble should be analyzed carefully.You are also using some terms in a bit unorthodox way when you say "accept notes on this property."