Three Ways to Invest With Turnkey Property Pro, and How to Pick the One That Fits You
"Turnkey" sounds like a single product, but investors show up with very different goals, budgets, and appetites for risk. On this episode, Amber Calkins sits down with Nate Hall to walk through the three ways you can invest with Turnkey Property Pro: traditional turnkey, a BRRRR-style option, and reliable rentals. The takeaway is simple: there's no single right way to invest, but there is probably a right way for you.
One umbrella, three paths
Each option exists because investors differ in capital, timeline, and how much risk they're comfortable with. Nate is clear that all three are still managed for you, with contractors and property management in place: "Now everything under this umbrella at the end of the day is Turnkey. It's still managed for you."
Traditional turnkey: the most predictable path
With traditional turnkey, the property is renovated by the time you close, or it already has a tenant in place. The renovation cost is built into the purchase price, so there's no separate rehab spend on your end. As an illustration, a $150,000 price covers both the purchase and the renovation. Your main up-front responsibility is an earnest money deposit, and closing typically takes 30 to 60 days, with the goal of having a tenant and property management in place at closing.
Nate describes this as the safest and most predictable option, and the best fit for a first-time investor who hasn't bought out of state before. He cited a cash-on-cash return in the 10 to 12% range for this option.
The BRRRR-style option: more upside, more effort
The BRRRR-style option works differently. You buy an unrenovated property and fund the renovation yourself, either with your own cash or borrowed hard money, while TKPP's partners keep the contractor, scope of work, and property manager lined up. In an illustrative Memphis, TN example, a $60,000 purchase plus a $50,000 renovation comes to $110,000 all-in, with a post-renovation value of roughly $150,000 and a refinance at about 75% of that value.
The tradeoffs are real. The process typically takes four to six months and includes permits, city inspections, and an appraisal. Your capital is tied up in the meantime, which could otherwise have funded two or three turnkey deals, and renovation delays or hard money costs can eat into the result. The upside is a stronger equity position and a smaller loan payment after the refinance, but Nate doesn't oversell it: "It's not every time. There's no guarantees here. There's not pie in the sky." [legal-review note: projected return and equity language from TKPP's own team; keep qualified and paired with the disclaimer, and verify before repeating any figures]
He also cautions that if you're nervous or on the fence even about a standard turnkey deal, the four to six month wait on a BRRRR-style purchase can feel stressful and may not be the right starting point.
Reliable rentals: stable cash flow, older renovation
Reliable rentals are tenant-in-place properties from partners with a track record of performance, often bought at a discount. The rehab was done three to six years ago rather than recently, so you skip hard money, the wait on a renovation, and the wait on a tenant. In an illustrative example, a property that could list at $140,000 is offered at $130,000. The tradeoff for the lower price is that it's bought as-is, so you might plan on replacing a roof in 10 to 15 years.
These properties often come with a tenant who's been in place a year or two. At lease end, you can work with the property manager and a contractor to raise rents or upgrade the unit, or simply renew. Nate stresses that you stay in the driver's seat.
Matching the option to you
Nate's guidance is to match the path to what you actually want. Traditional turnkey fits a truly hands-off, low-risk investor. The BRRRR-style option suits someone who wants to build equity and accepts some risk. Reliable rentals suit someone who wants cash flow from a stabilized tenant and is fine with a property that isn't newly renovated.
His bigger point is not to treat these as an either/or choice, since every strategy can serve a different goal. And if you're just starting out, traditional turnkey is the easiest and safest place to begin. The first step for any of them is a one-on-one plan call about your objectives and goals.
Turnkey Property Pro connects investors with vetted turnkey providers at no cost to the investor. Our model is results-based: we're only compensated when a deal actually closes, so our incentive is to help you find a property and provider that's genuinely a fit.
This content is for informational and educational purposes only and does not constitute financial, investment, tax, or legal advice. Appreciation, rental income, cash flow, and return figures discussed are not guaranteed and may not reflect your actual results. Real estate investing involves risk, including possible loss of principal. Consult a licensed financial advisor, tax professional, or attorney before making an investment decision.
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