My fav zip to buy, live, and eat/play is 77006.

If you need cash to eat... wholesaler made right choice.

Especially if you are financing as the holding costs may eat up all of the profits in the event the contractor doesn't do their job in a timely manner.

The move toward consolidating campuses, hybridizing 2- and 4-year schools, delivering educational content online are all going to eat away at residential enrollments. 

paying recapture is the most NON talked about event on BP or in real estate.. and why when folks talk about buying for only cash flow and appreciation IE speculation or gambling those folks totally miss the point and do not have a full picture of the Lifecyle of a real estate investment.. if you have NO appreciation your recapture tax is going to eat into your IRR in a negative manner.and for a lot of folks to 1031 one little house with 20k coming out of it is hard to do.. since the house never went up.. the other thing is people that say they are buy and hold forever.. this rarely happens.. life happens life changes.. and so 7 to 10 years down the track MOST folks unless they have decided to make it their lifes work IE be a full time professional landlord.. they sell .and then that pesky recapture they never knew about or thought about bites them .. :) 

I could eat the cost (roughly $50 negative/month). 

We are trying to keep it free and are looking at Wegman's grocery as they have a free eating area and meeting rooms (200.00 for 4 hours) Ouch.

Would you enjoy going there to eat?

Again, I have no problems with a PM charging a 10% - 20% fee on top of what the workers charge; everyone has to eat.

You would eat up most of the difference in closing costs so cash-out is not a possibility.