However even if I increase utilities, vacancy, capex by 5% all around, I'm still near $300/mo.

Also during the ownership you can increase the value by improving the property and getting your feet wet.

Everything else you mentioned, like improvements and Section 179, are basically ways to increase depreciation.

In fact it may even create some more tax return complexity but should not increase nor decrease your tax.LLC are mainly used for liability and asset protection.

Am I just worrying about nonsense or is this a reasonable concern when it comes to financing properties?

So even if you had your own GC - it may not provide value unless the other guy doesn't know a GC(which would then be possibly concerning).

https://www.roofstock.com/investment-property-details/kansascity-missouri/14920-fuller-ave-grandview-64030/1697409 There are a few things I have concern about turnkey properties: 1.

However, I'm worried that using the word "investor" will instantly turn sellers off, and I'm also concerned that people who don't know what I mean by "owner-financing" will ignore me. 

The thing that is concerning me is what is going on with the trade war and  whether or not it will domino its way down into real estate specifically with lay offs that would reduce prices of homes because of people losing their homes.

@Frank V.I would put down 100k on a value add MF, add-value, refinance it, hold for cash flow and market rent increases, then take the capital and do it over and over!