In total, you'd be paying 42% before deductions such as QBI and SE tax.

Bloody oath I do mate.It's never their fault and always yours (Ours).They rarely take any responsibility and cry victim.It's crazy to think but it's like many intentionally look for drama and deep down inside don't want success but rather problems.Someone to dislike and blame and to feel wronged by.All other personal and "at home" issues can now be blamed on this one unfortunate scenario.This "drama" per se is like food for the hungry and they need such drama in life to "survive".My apologies if my above comments sound weird as they are more so from a philosophical standpoint and just some thoughts that I have considered after 5,000+ investor intro calls and as you have mentioned, others feeling wronged by me or my company on many occasions.What a $#@% way to live IMO but I don't judge and sleep in peace.Again, I have been "wronged" by many but consider it my own fault.I also don't call them out publicly or post bad reviews, etc... 

Who is selling in the SE or Texas at a 4-5 cap?

I don’t know if innovative per se, but I’ve been investing with smaller amounts (5k-25k) into large multi million dollar projects by leveraging the investment club model.

Would you rather be in the midwest or SE?  

If you are in SE Cape with a duplex you probably have a 3/2 or 2/2 and probably don't have a garage.

While I'm local to Columbia we are also in several other markets around the SE and midwest.  

There's nothing wrong with turnkey per se and it seems that this was definitely a one-off, but why buy turnkey at 99k with $1,000 rent?

This includes things like:Daily cleaningConcierge servicesMeals or room serviceOther hotel-like amenitiesYou materially participate – You can still override the per se passive rule by proving that you actively manage the property.

The rule from 1.469-4(d)(1)(C) says this:(C) Each owner of the trade or business activity has the same proportionate ownership interest in the rental activity, in which case the portion of the rental activity that involves the rental of items of property for use in the trade or business activity may be grouped with the trade or business activity.This is probably obvious but with this tactic, you don't worry about Section 469's per se classification of real estate as passive because you've rolled up the real estate activity into the other non-real-estate-rental business.