Yea, that's the thing if you do it all yourself you will make more money. Problem for a lot of us (me included) is we live in a HCOLA, properties in my area sell for 500k and rent for 2500. I can't do that, there's just no yield here, so i have to look elsewhere for cash flow. In my search that's how i found Hartman, but I found some properties an hour and a half away from my home with much more acceptable numbers and bought those. But being 1.5 hrs away is kind of a pita. So that's why these turn keys intrigue me, very little work with an 8-12% cash on cash return. It would be a nice addition to my rental portfolio:
I've got my hcola rentals - minimal cash flow but boat loads of equity from appreciation.
my 1.5 hour away rentals - good cash flow with potential for some appreciation.
And if i were to add a number of turn keys - cheap to buy, reasonable cash flow, no appreciation but almost no work.
I see them as a place for investors. But again, i haven't purchased any so i don't know how well they would perform over any given period of time.