TurnKey is where you invest cash/credit as a partner or investor, and the entire operation is set up and running for you by the "boots on the ground" in the area (state) of your choice...which is the way mine works.  

Without his boots on the ground & somebody that I can trust.

The ground partner brings knowledge, experience & sweat equity.If the ground partner has to rely on the money guy's knowledge & experience I do not see much if any value from that ground partner.I wood recommend that newbie's just getting started save up their own capital to do a few deals and gain some traction or work for a more experienced investor.

you are getting overcharged, I pay 15% for boots on the ground concierge, to this add 11% spurious lodging tax and 4% miscellaneous extortion fee.

From the website:“As a critical component when designing the Hall Office Park master plan, significant works of art were placed throughout development grounds and within building lobbies.

@Colleen Pelliccia lavinColleen,All about finding good people on the ground to work with!  

The HO-3 form however (for dwelling coverage) is an open peril policy, which means any sudden physical damage, subject to certain exclusions such as wear and tear, manufacturer's defect etc.Basically you are covered for a lot more in HO-3, the flood portion you mentioned is irrelevant in either form, ground water is specifically excluded from coverage on both forms.  

@Anja WehrmannNetwork with BP investors on the ground.

I am leaving mynold stomping ground of Cleveland, for the capital city Columbus!  

He should be good at marketing, a skilled negotiator on your behalf, have his ear to the ground for movement/conditions in the market/neighborhood, utilize and share MLS data to come up with comps/ARV, have contacts with key players (inspectors, contractors, government officials, loan officers, attorneys, property managers, other investors, off-market deals etc.), quickly manage all the cumbersome paperwork/contracts/communication/scheduling, and know how to navigate a lot of the bumps that often prevent deals from closing while keeping all parties on the same page and moving forward.