Are Turnkey Rental Properties Actually Profitable for Out-of-State Investors?

[Christopher Rubio]

Hey everyone,

I’m a newer investor exploring out-of-state markets in the $100K–$150K range and trying to figure out the best way to start. I’ve been hearing a lot about turnkey properties — homes that are already renovated, tenant-occupied, and ready to cash flow from day one.

On paper, they sound like a stress-free way to get started (especially if you’re not local), but I’ve also read mixed opinions about whether they really perform as advertised once you factor in management fees, maintenance, and long-term expenses.

For those who’ve bought turnkey rentals:

• Did the numbers hold up after your first year or two?
• How was your experience working with the turnkey provider and property manager?
• Do turnkey properties make sense for building a portfolio, or are they better as a stepping stone to something else (like BRRRR or small multifamily)?

I’d love to hear real experiences — the good and the bad — especially from other out-of-state investors.

Christopher

[David Krulac]

This year we bought 7 properties. On 3 we got fixed financing at 4.25% and 4.75% interest, which made those new builds positive cashflow. Two others were bank repos, which bought for about 70% of the bank asking prices, those are also positive cash flow. One was bought from a tired landlord, again positive, and the last one was bought at Sheriff Sale which was bought at 58% of ARV. The properties that I'm buying are single detached houses, mostly 3 bedrooms, 2+ baths, and 2 car garage built since year 2000.