But worrying about the vacant time is really not the biggest concern.

Unfortunately the behaviour of individuals involved is usually the biggest contributing factor in these situations.

@Evan R. you'd definitely want to check with your state to see where your state falls in the way of fees - it was a surprise for me since the info wasn't readily available.One of the biggest disadvantages would be that it becomes more of a time sap then a cost savings, especially if your state has the requirement to hang your shingle with a brokerage.

I had to replace a section of the fence (biggest cost), a minor repair to the AC unit, repair the garage door opener. 

I'm considering a turnkey because I want to buy it out of state (out of CA) and figure it will be less complicated if I don't need to rehab a place from long distance.Thank you Hello Yaniv,My BIGGEST suggestion when looking for a turnkey provider is to make sure they are a TRUE provider.

MFR should have lower per-unit costs across the board so it made the PM cost more palatable and should improve our returns.The biggest downside I see to MFR is a lack of liquidity and less appreciation.

The 6 months is the reality that you will need to consider when you are raising capital to do this project.One of the BIGGEST MISTAKES that people make is being under capitalized from the start.  

Through my years after high school, I encountered folks who chanted "Been there, done that".I always heard my adorable mom advised me to listen to people's experiences because I may learn their failures and successes....

The other night I had dinner with one of my biggest customers (W2 job) and it came up that him and his brother own 45 units.

@Mylene Bel,There are many well known analyst predicted market crash in 2015 & 2016 also...I see these analyst start predicting crash as soon as market is high.. so they will be successful in prediction... and market always go in cycle... if not today...in next few year market will go down.I dont think anytime in history, real estate crash 40% in 6 month... not even in 2007/2008 crash... and that was biggest RE crash in last 80 years...Someone said...