Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

So if you discount a small amount to get rolling, that is something that can work, but don't want to stay low for long.You will start to get the dregs staying at your place and they can do some real damage to the place.

Avoid surfaces that can stain or feel cheap like low end LVP.

Its proximity to campus, turnkey condition, and rental history make it particularly appealing to investors seeking high cash flow and low vacancy risks.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

The price point of $265K is pretty low, and the rehab cost is the same no matter where you are.   

If I was the buyer's broker, I would have checked myself to protect my client.If they had, then they would have found out it was not a three family.Its a valid point.In NM, our zoning / city doesn't post # of units publicly, only high density residential or low density. 

Low insurance" is concerning to me, as Athens gets a LOT of high wind / weather / tornado activity for unknown reasons - they just got hit again last weekend. 

What they will offer you is an appliance package, or closing cost help, or a low fixed rate loan. 

A couple of our cash flowing properties do not yet count towards income because they are not fully seasoned.