Prefer turnkey given I’m out of state
Definitely a lot slimmer margins in turn key right now with rates being high. Just make sure rent covers mortgage/management and some cushion. Not every property will cash flow with these rates right now.
There’s more juice if you can go the rehab/value add route but dealing with contractors, etc and rushing to get the house ready while paying the mortgage with no income is stressful to say the least.
There’s a pretty active Omaha Real Estate Investors Group that has a Facebook page and does in person meetups, may be worth it to partner with some more experienced investors if you have capital to deploy.