@Jake K - I don't always offer 10% below list price, I have done it on one listing because that property reduced prices twice in the last few months.

You'll have to be very dependent on the "turn-key" company to handle the day to day operations, so you want to make sure they have truly built a full-service company and that they are planning on sticking around.

How do I handle this situation?

In development cycles there is a under supply,sweet spot,and OVER supply.A certain asset class can be over built and it is often times a race to market on who wins.If your project takes to long to complete and the market gets saturated by that time then you will have to reduce your anticipated rent rates and cash flow projections to bring in new tenants or you will have to spend more on amenities to justify them paying a premium price.Either way it will cost you more money.

You either expose yourself to more liability by keeping more property in less LLCs or you cough up more dough and reduce your exposure in any one LLC.As for tax advantages... not sure what you're looking for, especially in rentals.

If your wholesaling the property, reduce the MAO for your profit.

I have attempted to get taxes reduced to no avail.

So, here's the rub: every dollar I spend above the minimum repairs had better either return more than dollar for dollar or reduce DOM.

This helps reduce showings required.

I have not raised rents in the 2 1/2 years I've owned it but have reduced the vacancy factor to near zero.