I would also ask them to address the section 8 tenant if they are breaking the lease and causing damages. 

A turnkey rental is essentially a property that’s ready to go: it’s been fully renovated, has a property manager in place, and is ready to lease (or, in some cases, even has a tenant in place).

@Bobbie Russell  add a utility cap to the furnished lease.

At that point, you would have to wait until their lease renews.  

Over the years, I’ve worked on everything from renovating properties to structuring leases with operators who provide sober living environments.

How would I go about finding a sober living operator that could sign for a lease?

But you need to know what kind of lease structure they are offering.

Some cool benefits include expense tracking (per property), the Lease Indiciation Tool (helps predict the likelihood of a tenant renewing the lease giving you the chance to renew early and/or increase monthly rent if you know someone wants to renew), Tenant Communication (via their app), Maintenance Requests, Tenant Payments, and more.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Here’s my current situation and timeline:2023 – Purchased a rental property (currently leased for 1 year, managed by my wife).2024 – Bought a home, lived in it for 1 year, then fixed and sold it on June 16, 2025 (profit was minimal).June 21, 2025 – Bought a new construction home, lived there for 2 months.September 15th 2025 – Closing on another property.Additional details:Active Duty U.S.