Or buy a fixer upper and work on renovating (valuable learning experience if damage not too extensive) during college years then sell and keep up to $250,000 tax free profit as your primary residence allows.

@Renee CossRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

There's no reason for me to ruin anyone's reputation.

My guess is the 10% mark up because that's far less than any reputable GC will charge for their services. 

Wow I personally have never heard of a reputable lender HML not requiring title insurance. does that really happen out there in the wild ??? 

You can recover damages from a security deposit, but you cannot recover normal wear and tear.

It became difficult, if not impossible, to repeat the process without severely damaging your profits.The Rise of BRR"R"RR 2.0In this new environment, I modified my BRRRR stategey to what I call BRR"R"RR—where the additional "R" stands for "Rate Drop."

This is in FL and the lease says "We will not be liable for any damages, loss, or injury to persons or property occurring within your dwelling or upon the premises.

To protect my reputation in the biz and the capital of my investors, having a coach on board is a MUST. 

It helps create an incentive to get them out sooner rather than later without damaging your property.