It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris and/or Morris Invest for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.

Are there some that fit kind of a happy medium between not being too upscale as to eliminate any cash flow margins but not lower-end so as to require more maintenance and a different type of tenant?

It’s amazing how quickly you’re able to progress when you eliminate your housing expense.

I took the liberty of eliminating the double counting of individuals, since the statistics add up to 178.5%, and eliminating double counted individuals gets us to 99.4%.Given the below statistics, of the 89,118,575 housing units that are owner occupied, 11,941,889 (13.4%) would be owned by "Black or African American alone"; 1,158,541 (1.3%) would be owned by "American Indian and Alaska Native alone"; 5,257,996 (5.9%) would be owned by "Asian alone";178,237 (0.2%) would be owned Native Hawaiian and Other Pacific Islander alone";16,486,936 (18.5%) would be owned by "Hispanic or Latino";53,560,263 (60.1%) would be owned by "White alone, not Hispanic or Latino"-----------------I just think it's important for people to understand the difference between equally represented and equal. 

This eliminates back and forth and gamesmanship. 

@Jerryll Noorden makes a great point is the company is humming along you should most definitely sign the contract if all doubt is eliminated! 

If you were running much lower expenses, say 40%, and eliminate the monthly reserves, the deal looks amazing.Income = $35,760 ($745/month x 4 x 12 months)Minus 15% for vacancy, loss to lease, etcEffective Gross Income = $30,396Expenses = $12,158 (40% of EGI)Net Operating Income (NOI) = $18,238Minus $100/unit/month in reserves = $0 Cash flow before debt service = $18,238_______________________________________________Purchase Price: $129,000Down: $25,980 (20%)Loan = $103,200 Annual loan payment (assumes 30 yr amortization, 4.25% interest rate) = $6,071 _________________________________________________Cash flow before debt service = $18,238Minus Annual loan payment = $6,071Annual cash flow = $12,167$12,167 / $25,980 = 47% cash on cash return

The state will give you a low cost loan for the development and then there is a loan forgiveness program that pretty much eliminates the loan.  

That has eliminated both problems of overflowing dumpster and bulk trash accumulating. 

This will eliminate month 2 interest .My opinion is do 30 year notes only.