I think at this point, i dont think sheriff sales is a viable part of my strategy. 

Even with that, I think we will still be way ahead. 2 bed, 1 bath, 1200sq/ft, detached 1 car garagePurchase Price: $38,000Repairs: $20,000ARV: $96,000 (based off Zillow, but a local real estate agent thought that was pretty accurate)Mortgage: $430Insurance: $55Trash Included: $25Rent: $1,000We are now going through applications for our first tenant. 

When I really think about it though, I'm so grateful to not be managing my property day-to-day. 

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

When I think of Blythe, CA travel centers, gas stations and fast food chains come to mind. 

I think you could make a shared bath and take out one bath if you wanted to. 

I think it is trash and assume the tenant doesn't want it, does not meet that legal requirement.

Seems to me my options are...SELL - If I were to put it on the market I think I could reasonably get $2.8M - $3M, but at a 2.9M sale price my return on my initial investment is only 38%, or 7.6% a year over the 5 years.

I was thinking Stamford at first, but the projected rents seem low for the area.I have one comment on the financing, you mentioned a 30-year amortization but then also mentioned interest only, which one is it?

I was really excited to sign up as I think their first student when they started making their rounds in the fall of 2020.