I work long hours with lower then average pay.

We are averaging 1 deal per month as of now.

Not sure how to use that rent information as we're comparing rooms to a self contained unit, but regardless average rent between 650 (bachelor) to 1000 (2/1).I'm 15 minutes away from city core and a part of the university.

I currently live in San Antonio, TX and for those of you that are unfamiliar with the market here we have a VERY large below average and low end market. 

Average roi 48% puts that in top 10 roi flip zips nationally.

However, that is conditioned on the rental market survey with the appraisal coming in at an average at or above the current rents.

We average close to 90% occupancy rate(counting the 17-21 days we use is as vacant).  

Appreciation is well above average right now and KC was recently  rated 4th in the nation for rental increases.

For example in Birmingham AL, the average house is 75k and can easily cash flow.

Returns start at 9% and the average is around 26%.