True you will know it the best but with such a limited tenant pool and probably limited potential for growth is it the best option?

I would ask some questions to make sure they are a TRUE TK Provider like:1) Do you own the Turnkeys you sell and not just list them2) Do you do IN-HOUSE management and NOT use a third-party?

Honestly this looks to good to be true based on the numbers. 

On the surface, and as Andy mentions, that's seems too good to be true, so there is likely some underlying factors not divulged.  

Unfortunately, that is true for a lot of CPAs.

Find out from a foundation and drainage expert the true cost and buy the property accordingly.However, keep in mind this is a project in itself. 

@Avery Heilbron  It is true that you can not get rid of the PMI even at the 20%. 

This is true even when house hacking.The LTV combined with the conservative refinance appraisal places challenges on extracting all of your initial investment. 

It is very far from perfect here, it is a difficult business and you have to know what you are doing - I think that is true in any city and I can not imagine taking on getting to know another big city at the level my company has learned Philly.

If he had blindly trusted us, he could have bought a house with true structural issues based on everyone here saying "sounds like no big deal."