What I mean is that most investor-friendly lending institutions seem to have prepayment penalties for the first few years on the loan in order to compete with larger banks which can afford to leave out such penalties, but are also not as investor-friendly.

I have sold all my flip properties like you did in recent times and in some cases even before the date set as someone came in so high just to avoid the hassle of competing.

Make sure there are no local non-compete clauses in the contract and go for it!  

There are too many luxury buildings going up to try and compete with all of the amenities.

You ought yo gigs out how long the statute runs.It is possible that your QTA Could wake up a sleeping dog who bites.Therefore, until competent legal counsel reviews the facts and circumstances it will be difficult to assess the likelihood of shooting yourself in the foot. 

However, the rates you mentioned are more like bank rates, and I can not compete with those low rates. 

I am very competent and willing to learn.

@Chris Gerenser As another experienced player in the TK space, I thought I'd jump in to second the points made by @Jay Hinrichs (sorry I'm like your one man cheer squad lately ;) and @Adam Bontrager.Turnkey, done well, can absolutely provide value.

South City/ county is good too but I found myself competing with everyone else trying to buy down there, and consequently was difficult to make the cash flow numbers work. 

But I agree with you, that fixing up can compete, if done right.