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 propertiesIf cash flow is your goal, I highly recommend looking closely at Indianapolis and Kansas City. 

Conversely the lower the cap rate is indicative of the lower risk of the asset.If I invest in a stock with low dividend like Aflac, that is not a speculative investment compared to a high dividend stock like Verizon. 

Research has indicated that FICO® Scores are more predictive when they treat loans that commonly involve rate-shopping, such as mortgage, auto and student loans, in a different way.

You did not indicate any down payment, why?  

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.I hope this basic guide helps.

This is a good indicator about whether the turnkey company is in it for a volume play, or a quality play based on superior customer service.

We received an autopsy report but it didn't indicate the cause of death.

Also, if you were to sell this as a turn key rental: even though cap rate isn't a good indicator of value when you're talking under 4 units, people still use a 10% cap rate to purchase properties at least as an initial indicator.

What would indicate a good time to buy?

The wording of your post indicates that you're looking for cash flow (although you called it earnings, which can be very differnt).I'll make some assumptions.