I see no value in turnkey unless you are ok with minimal cash flow and appreciation.

Not exactly an impressive amount per month.On the flip side, if we drop 30K in an index fund that "currently" indicates a 10+% average over a 10 year period of time and put 3k+/- per month in it, by the time 10 years has lapsed we would have a significant amount of funds that are effectively liquid and not tied into an amount of equity that we would have to leverage or sell to gain access to.At this point no decision has been made.

Louis and are not indicative of the metro area as a whole.

On one hand, the Georgia Landlord/Tenant handbook indicates if LL accepts partial payment for a month, he cannot file for eviction (or might not get eviction judgment) for THAT MONTH  - but can sue in small claims court for remaining rent. 

I’m not sure if it’s popular in your area but I know many people here in Georgia who have had great vacant properties sit on the market for months and when they brought in some furniture and minimal decor the home sold within a week.

One office space is rented by a dentist for $3600 per month (1.5 years left on lease and when I met him he indicated he is staying), the residential space is renting for $2700 per month (current tenant has been there for more than 20 years already) and there is a third office on the ground floor that is currently vacant (the owner has never really marketed it, but it seems to me to be another $2500-$3000 in gross rent).

My guess is cash flow would be great, but appreciation would be minimal.  

Believe me I want to go directly into buying and holding but I didn't think I could get a good investment property (good area, minimal rehab) with only $6-9k in; am I wrong in assuming that?

She washes all sheets and towels and makes beds.We have 5 beds in our 2 story 3 bed, 2 bath, 1700 st lake house.She also takes all the trash as we don't have trash pickup.Have had numerous people say how clean the house is.I just text her when I need house cleaned.If you pay a service you minimize your risk while paying for all the overhead.I got lucky finding a responsible person who does a great job for a great price.

Our city has indicated at council meetings that other communities around the lake are looking towards what changes the City of South Lake Tahoe is making to VR code, when reviewing and possibly changing their own.