Without that, scaling just multiplies stress.Before you add another unit, lock your PM into clear rules (late rent steps, repair approval limits, screening standards) and build a simple buy box so you can look at a deal and know in 60 secs if it fits.

I started with turnkey to get into REI, but now with a little more experience under my belt, I'm considering selling my turnkeys at a loss and moving on to something with more meat on the bones.Exterior - $225- pressure wash- remove damaged/torn window screens- remove all stickers from all windows- repair hole in soffit to the right of chimneyMain Interior - $825- repair/replace damaged sheetrock- wipe down and clean all walls throughout house- wipe down and clean all doors, trim and baseboards and throughout house- touch up paint on walls- touch up paint on trim and doors- replace missing/broken blinds- replace missing/broken doorknobs- replace missing/broken light switch and outlet covers- replace missing/broken light bulbs- make sure all doors open/shut properly- make sure all windows open/close properly- replace air filter- replace batteries in the smoke detectors- remove all trash from attic- clean and paint all bars and shelves in closets- clean all AC vents and return vents- make sure all drawers and cabinets open and close properly- make sure to clean out all drawers and cabinetsLiving Room - $10- clean and paint fireplace with black high heat paintKitchen - $55- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk sink, floor, counter- replace broken trim on ends of countertopsLaundry Room - $10- clean and paint inside washer box- clean out dryer ventHalf Bathroom - $25- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk toilet, sink, tub, floor- tighten door handleMaster Bathroom - $75- paint cabinets inside and out- tighten loose cabinet hardware- caulk toilet, sink, tub, floor- fill in missing grout in showerHall Bathroom - $35- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk toilet, sink, tub, floorStairs - $20- paint handrail- paint banasterGarage - $25- pressure wash garage floorLocks - $300Yard - $175- cut, edge, weedeat- trim bushes- trim up trees- clean up fencelines- haul off all trash- Remove grass from cracks in concrete- remove all loose limbs and debris- clean out flower bedsFlooring - $275- clean all carpetsCarpet Cleaning Estimate: $275Garage - $100Program two new garage door remotesPest Control - $85- pest control needed: General pest sprayTrash - $350- remove trash at the curbCleaning - $120

It sucks losing out on deals and losing offers, but give it a week another building will hit the market that meets your buy box.

Also, think out of the box and see how well-situated land or existing buildings can generate revenue without maxing out the buildable square footage/unit count.

Know your buy box inside out.Line up private lenders.

Do inspections, verify rents, look up the management and make sure the property checks the boxes. 

@Gregory PeeplezThat’s awesome, Gregory — sounds like you’re setting things up the right way with the entities and clear buy box.

Action step: pick one submarket, run five deals a week through a strict buy box, and only pursue what survives your worst‑case sheet.

Two quick tips: define a simple buy box now so you’re not chasing everything, and test Florida vs out of state by running the same 3–5 deals through a basic cash flow calculator, then sanity‑check rents and expenses with a local property manager in each market.

Know Your Market - If it's to buy, have you familiarized yourself with the NJ market, do you know your buy box, do you know your down payment and closing costs, interest rates etc..Know Your Goal - what's your end game in investing?