Also my property is like 1 mile from a landfill which raises my concern for well quality but the area is like B to B+ I would say with many duplexes on wells in a country like setting.

I was just talking to one of our property manager partners in Michigan about this and they take over properties for out-of-state investors that have gotten burned by someone selling a "turnkey" opportunity and our property manager partner was going in to stabilize another property for an investor.The issue with "turnkey" opportunities is you have not had input on rehab decisions and quality, tenant quality, or lease quality--leaving a lot of risk on the table.It is just as easy to work with an investor friendly Realtor in the market you are interested in that can refer you to all the members of the team you will need and there are several markets in Michigan in that price range.To Your Success!

Always good to refresh your market search to make sure you are not missing out on quality properties for your buyers!

I'm pretty sure XLeads also have skip tracing, but I heard the quality is not as good?

Buyers are reassessing quality, materials, and long-term durability.

You'll be setting yourself up for success if you invest in quality markets that are desirable places to live, with a diverse job market, limited supply and high demand, and population growth. 

The biggest levers for stability on my end have been:• firm house rules with consequences• weekly cleaning so problems never stack• no-nonsense screening (job, schedule, cleanliness, personality fit)• clear boundaries on guests + noiseMemphis can absolutely support this model, but like you said, the quality of the group determines everything.

The folks I know who do it successfully all fit into these categories: Class A/B properties in great locations with high tenant demand and quality tenant base.Owner used to live in the area, or in the property, or has close relatives or friends nearby/ personal connections and familiarity to the area.Owner is well capitalized/ can absorb negative cashflow indefinitely.Without the above, the risk increases substantially. 

The next things I’d dig into are tenant quality, age of major systems, and whether there’s any upside (light value-add, rent bumps, etc.)

- How will you monitor quality of work?