@James Heacock Here are the key things to look for in a turn key company and what to avoid.If you're going to go the turn key route, in general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

Water, Electricity, LLC formed, Title work, Insurance, final walk through at 5 today ect.

You can get water /sewer charges from the town in most cases.

@Bonnie Donahue I think a basic LLC is as much of a "standard" as any for most situations.

@Robert Collins I don’t know cost for the area but water and taxes seem a little high and rents seem a little low.

I am trying to analyze properties correctly, want to ask you, how much would you pay for the following property.4 units, each unit 3 BR gets $2,000/mo rent, so $8,000/month $96,000/yearTaxes $12,000/yeartenant pays own electricnot sure how much water or insurance is

So far I am just using a standard Purchase and Sale Agreement w assignment option. 

We went over there today to complete the inspection - they had just gotten the utilities turned on - and saw water in the basement.

Either by using an underground pipe or at the least, installing a flexible diverter to direct the water away.It looks like a muddy mess now, but there is a ton of potential. 

You'll want to see Zillow's disclaimer on its Zestimate; it's about 12 standard deviations from reality...so it's a good quick guess, just not too accurate.