I’d wager rates stand a better chance of going up over the next 6 months than coming down 🤷🏻‍♂️

As I posted I just found out they have had an unapproved pet at the residence and the PM also told me the residents "suggested" there are also unreported damages/repairs as well, so as I suspected this doesn't appear to be a case of simple inconvenience to the tenant versus having things to hide.

The reason I ask is in my market SFR on the MLS versus SFR that have sold are close to the same price. 

I'd wager there are people looking for deals in Dallas all day, every day, and have no other competing time constraints. 

@Mark Buskuhl makes a good point on the cost of credit, a HELOC is very in-expensive to secure the credit upfront versus what I learned about the BRRRR method is two things 1) typically can't go over a 75% LTV on a cash out refinance and the origination fees are infinitely steeper than a HELOC and can end up in the $1000s. 

I've heard from several out of state-focused investors recently, their experience has generally been that paying the "premium" for a Turnkey service comes out as a wash financially versus trying to go at it alone in an out of state market.

If you are renting by the bedroom on one side it is also a completely different situation because effectively you are renting out 2 one bedrooms versus a 2 bedroom. 

In terms of “safest” approach I would rather take the approach I stated above versus doing a commercial loan likely with a 5-10 year ballon and 20 year amortization by going commercial route as I think the risk of loss is higher being in this type of financial product versus having the business ownership questioned in court but I respect that view.

I've had PMs in the past all tell me it's easier if I don't have one, but that's more for them being able to get the repairs dealt with themselves versus having to coordinate with my warranty company.Sorry to bombard you mostly just with articles, but those are the more detailed answers.

For inexperienced investors who don't have contacts with the REI world yet and maybe just find comfort in the point and click interface versus having a conversation with a live sponsor.2.