If you buy a distressed property (taking a risk of unknown problems, time delays) you will receive more reward.The other issue to consider is no one works for free and the people who set up the turn key want to make money.  

They set their price, and accept an offer.

And I also have a business laywer I'm working with based in Nashville to set it all up properly. 

For one, my friend/potential partner is nearly impossible to get on the phone, and I have to constantly bug him about the big investor and setting up a time for us all together. 

I work with the staging company to set up the house and I list it.   

You and your attorney can set it up to run through a single business account.

Spend some time looking around, and set up with the keyword "turnkey" in your notifications.

If you have not been charging them for taxes and insurance all this time and you want to first start now, they will likely require a reduction in the base rent to account for the additional amounts paid to you for "CAM", so you should end up relatively even unless they are using a ton of utilities or taxes have gone up a ton, etc.You can have them direct deposit your rent, or set up an auto pay to your account.

@John Tappi there a many ways to set this up. you can consult with an attorney and explain to him your strategy and he will be able to lead you properly with when you should set up the LLC. 

Leverage their knowledge to determine if you could afford this property if you sold your existing rentals (that likely are cash flow negative as a set).