EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Boots on the ground - You really can't avoid the fact that eventually you will need someone to go to the property and do something simple. 

I don't have personal experience with this, but have been told by many people to avoid "Contract for Deed" structures at all costs. 

If possible, the 2/5 rule would be the best way to avoid those capital gains.

the reason why they want to gift it instead of selling it to me is to avoid capital gains tax. 

---So, get a GREAT property inspector NOT recommended by the turnkey company to avoid bias.2) Misrepresenting Property Class - have seen many turnkey providers in Metro Detroit area sell OOS investors Class C properties as Class B. 

I feel like I need to sell regardless in 4 years to avoid a tax bill on profits.

I don't know if I should be more patient and avoid the court and eviction at all cost or if I can even pursue it.

Attorneys will not like a wholesale contract, so I would avoid that!

---So, get a GREAT property inspector NOT recommended by the turnkey company to avoid bias.2) Misrepresenting Property Class - have seen many turnkey providers in Metro Detroit area sell OOS investors Class C properties as Class B.