Sorry you are having such a terrible problem! 

I'm open to buying any kind of rental at the moment, but leaning towards those that don't need too terribly much work (carpet, paint, flooring, cabinets, etc).I'd love to have this done in about 5 years or sooner if possible.

All goes terrible, and we spend $3k tenting plus the money to house the lower tenants a few days.

@Debbie Lee  Sorry that you are having such a costly terrible experience.  

Also, there are numerous challenges dealing with Turnkey providers:1) Terrible renovation work - we've taken over many properties that investor bought turnkey and they were shocked to learn the true condition of their property from our TakeOver video.

There is no recourse to evict terrible tenants that annoy everyone else in the building.

From Orange County, nearly everything in the Midwest and most parts of the South will look "cheap" to your eyes but the vast majority of these "cheap" properties make terrible investments. 

Orig is a little high but 2800 isn't terrible for actual cost vs percentage.

There is some local competition of a much larger facility a few miles away but he is almost always full and is terrible about answering phone calls or returning phone calls so many people have a sour taste in their mouth from his management. 

Another thing is the old unit especially with the coil damage is probably terribly inefficient, you could see significant improvements to the electric bill (depending on usage) if you replace.