@Maurice Ilao I personally feel owning only a single turnkey property (or even several) it is totally unnecessary to establish an LLC, which likely won't protect you from liability issues in the way you imagine, and will just eat into your cash flow. 

They are making renovations, and had a water leak fixed, that was eating a lot of their profit up.Does this sound like a good investment?

  $4k just for airfare and hotel, will probably be $6k by the time we eat and attend events/museums.  

You cannot eat appreciation, nor should you ever "expect it", but watch the banks, see if they start doing stupid loans and the folks in DC loosen up the types of mortgages allowed.

its dog eat dog out there these days when it comes to the sub trades.and great job getting properly licensed in all facets to be a true investor contractor reseller.

@Anthony AngottiI'm not out of state, but am planning when the time comes to move.I vastly prefer A-class properties and PM's eat too much into the cost.

The house is beautiful but only 3 bed/1 bath (all upstairs), main floor has all original hardwood flooring (living room, sunroom, formal dining and eat in kitchen) and the unfinshed basement  has laundry, storage, and an emergency toilet (no walls surrounding it lol).

Plus I've heard PMI eats too much into the cashflow.

High end eating establishments are some of the Jack Ruby restaurants like Precinct or Jack Ruby's Steakhouse.  

But with one property it not worth your time same with a management co,  not to many company will want to do it or will charge so much that it eats into your profit.