The other option that we've had success with is to offer "cash for keys" to get them to leave sooner and without doing damage.  

If I can get over market price for turn-key --- How much higher is the norm over market - Markup??

I think that's why turn key marketing is rampant there.

is it PM or the turn key company that is responsible for the renovations.. and most turn key gives you a fully renovated home before you close... was this not the case..?

This property is pretty much ready to go (very close to turn key) the wood floors need polyurethane or carpet, roof is metal it needs to be painted and the grass needs to be cut and bushes trimmed.

The key to this is how you present to your lender. 

I recommend establishing the area you want to be in based on solid key indicators, then finding the best real estate broker, real estate investors association, and lender to partner with for your next venture.  

Once you have an idea of what you want out of real estate by using a specific strategy like for EX: Buy and Hold, Flipping, Property Management, Turn Key developments, Single Family, Multi Family, or both, wholesaling, etc...

The key with land is zoning, utilities and access.

Keep in mind the DTI ratio is a key component to underwriting consumer mortgages and you may eventually want to seek out a portfolio or commercial lender.