I’ve heard it enough now, I’ll answer it.  I’m hearing… “Bryan, you’ve said you don’t like turnkey rental properties… but isn’t rental property a fundamentally good investment?  Why do you dislike it so much?”  I’m Bryan Ellis.  I’ll answer that for you RIGHT NOW in Episode #94.----------So… turnkey rental properties.  You guys think I don’t approve of a turnkey approach to real estate investing, right? WRONG!Nothing could be further from the truth.  We offer a turnkey real estate FLIPPING opportunity… and turnkey rental property investing can be a really valuable tool as well… IF some things are there to protect YOU!Before I begin with the business about turnkey rental properties, I’d like to give you an important heads-up to those of you who are seeking a diversification for your capital that really meets the S3 Standard of SIMPLE, SAFE and STRONG.  My team of professional real estate flippers are putting up some EXTRARODINARY numbers for our clients, with a track record of amazing consistency.  We have an opening for a tiny number of additional clients right now, and this is an opportunity not to be missed if you’re an affluent investor with at least $100,000 in liquid capital and investment duration tolerance of 6 months or so.  To find out more, go over to S3Flip.com right now.  Again, that’s S3Flip.com.So… turnkey rental properties…My friends, real estate investing isn’t simple like stock investing.  Setting aside the selection and usage of real estate to generate profit – which are themselves very complicated – the TRANSACTIONAL side of real estate (like financing, closing, titling, legal considerations, etc.) is both very complicated and very expensive.  It’s also not a simple thing to find tenants, and even harder to find a reliable property manager.  So, to have a service that does all of that for you is a GREAT thing.  I do not deny that at all.And I’ll be honest with you:  I’m on the hunt for a company who can provide great rental property investment opportunities to YOU, my valued listeners to Self Directed Investor Radio.  But here’s the thing:  Because I truly DO value you, there’s no way I’m going to recommend an investment opportunity that I don’t believe meets the S3 standard of SIMPLE and SAFE and STRONG.Can single-family rental property investments ever meet that standard?  I think absolutely, yes.  So let’s look at how that could be true… and then I’ll tell you precisely why you should steer clear of the vast majority of the “turnkey” rental property companies out there.Rental property investing is conceptually simple, to be sure… particularly when being handled by a professional and experienced property manager.  It can be safe as well, if buying at the right price and right terms and right property and market conditions.  And the returns can be strong if you buy in the right place at the right time.But my friends, I’d like for you to understand something.  There’s a big, big difference between the historical understanding of rental property investing versus what the turnkey operators offer to you.  The conventional understanding of rental investing goes like this:You buy a house in a suitable geographic market.  You must buy the house inexpensively enough so that you have equity from the start.  After bringing the property up to rent-ready condition, a good objective is to have at least 20% equity still in the property at that point.  You then rent the property to a tenant, putting away most of the income, knowing that certain expenses will absolutely happen.  One of those expenses is property maintenance, which is invariably far more expensive that you think, and can easily average 40%+ of your income.  Another of those expenses is vacancies, and the wisest standard for vacancy planning is to assume 75% occupancy.  Another of those expenses is mortgage payment, if you financed the property.  And some more of those expenses are property managers – well worth it, but still expensive – along with taxes on