Also, I have had to try and sell the wife on this, she's aboard, but she has her limits to mixing business with peronal.

But they have limitations. 

@Valerie Moye It appears that the seller is looking for an all cash deal if you ask me, but that's just my limited observation.

or rent, the last month of rent and the legal limit of 1 month of a rent for security deposit.  

The choices are:- Seed Lawn- Sod Lawn- Drought resist lanscapingMy broker is encouraging me to use sod for a quick sale, but the irrigation district has limited watering to two days a week.The neighborhood is about fifty years old without HOA restrictions.

I will have small money to start with and have limited cash flow until I can get a few properties acquired.Right now my area is blue collar, but is gentrifying, so I foresee better rents and better tenants later, but I may have to deal with lower end renters or students until then.I'm an optimist and I believe in my ability to do this, but I want to go in with my eyes open.

The only limitation is that it's hard/ impossible to look on past calanders as well as to distinguish between real occupancy and owner's blackout dates...

With a Home Warranty, the tenant is more likely to get things fixed and not procrastinate and allow them to fester and it limits the cost above the service call to the owner.

Remote investing isn't limited to strictly turnkey.  

But of course that would be very limited unless you can get the applicants to give a complete tour including inside the refrigerator, inside the stove, inside the tub and shower, inside the toilet bowl, etc.