I understand, just saying flipping in Baltimore is extremely difficult, especially for someone just starting in this current market. 

BUT, being sued, and loosing is extremely rare if you're reasonable careful.

Talk is cheap.So my last purchase (Dec 2031) was the extreme negative cash flow.  

Its caused him to go in to extreme debt and he just needs to get this handled. 

If you're using your real estate license as a means to make the same/more as your W2, then you will face an uphill battle - unless you work extremely hard. 

But then again, I’m not experienced in it, so I do need expert advise on what garage size and door size with height to pick.  

$400,000 seems extremely high for a rental property.

While we don't get significantly higher rents, we have extremely low turnover rates.

I'm not an expert obviously, but just from what I see. 

Really appreciate all of the insight and information.It's obvious from your post that student housing is an extremely high-touch business, but one that you have mastered - timing in marketing, expectation setting with kids, quarterly check-ins, the list goes on.So my question is, as an out of state investor considering investing in the same type of space, how would you characterize other property management companies ability to successfully run a business like this?