Hello BP!

I have recently purchased 3 turnkey properties from 3 different companies 6 months ago in Indianapolis and here are some updates. Also, I have a really large problem with one of the vendor/property and I desperately need some advise.  

1) Pinnacle Investment Properties (Mike Darrigo) Purchased in May 2018

I purchased their "B+" neighborhood property and I inherited the tenant. During inspection, we found issues and it was addressed before closing. Mike patiently explained all of the details during the process and the property is performing as discussed from the start. Thus far, all of the transactions from purchase to closing and transition to property management (PARC) was really seemless. This is what I imagined in a turnkey property. Stress free experience! If anyone is looking for indianapolis turnkey, I highly recommend Mike Darrigo!

2) Real Estate Done 4 U (Michael Drew)

I purchased a "B" neighborhood property and I inherited the tenant on this one as well. I believe I didn't purchase a typical houses they offer. The property manager is Bricklane but i think they changed the name to Home river. I inherited a so-so tenant but I was notified beforehand. The house was not in good condition but I received a credit for the future turnover cost. (hopefully it is not more than the credit). The whole transaction and communication though out was not perfect but it went through. Because the house was not in good shape, there were some high repair bills. Thus far, its been more headache and expenses than I anticipated but its going okay.  

3) Jason Hartman Network / Realty Wealth Advisor- Zuluscape.  

I purchased a "B++" neighborhood property through Jason hartman network. The turnkey company is realty wealth advisors and their internal property management company is Zuluscape. The property has been a total chaos from the start. I purchase this property due to its features, built in 2004, nice neighborhood, and etc. The purchase price was higher than the other properties and had lower rent to purchase ratio (0.9). But from reading all of the post on biggerpockets, this property seemed like a safer choice. I inherited their current tenant. But it was a bit strange because initially property manager told me it would be vacant and the house will be "updated" but during the closing process they noted that current tenant decided to stay. So from starting 1st month, the tenant didn't pay but they paid a month late. For the next 4 months, I had issues with communication with the property management on the status of the rent. I would receive rent payments randomly and property manager keep suggesting for eviction. Also, this company's contact structure is abit complicated. I would need to talk to 4 different person for different issues and I never felt like anyone understood the complete picture. The typical conversation would end with "I will get back to you" but they never do... I usually end up contact them back after a week later for the status. I also had couple of repair issues starting the 2nd month of about $585 but despite having a 1 year warrantee and having an inspection done 2 month ago.  I requested if they can cover the repairs since I just purchased the property and they said no because I didn't purchase this property through their internal network but through Jason hartman.  During October, we started eviction for the tenant and we took possession of the house about a week ago. (this process also took 1 month longer than PM advised). So now, they sent me a turnover renovation quotation for $10900!! This is not including 2 month of loss of rent (so far), attorney fees for eviction. lease turnover cost, and etc.. I tried contacting Jason hartman network but my advisor left for another company. I dont know what to do.. please help.