Makes flipping more risky and seasonal.Very tough location to extract a streetwise tenant.

As a bench mark, @Brandon Turner shoots for 12% and $100 per door (wants $200/door) If I factor in maintenance, vacancy, and capex; cash flow and ROI seems low by comparison, but if I extract those cost, I am cash flowing $1,100 & $880 at 27% and 32% ROI.

I'd like to get back into volleyball and learn to sail catamarans here in the near future.My goal with real estate is to be financially free so I can pursue more meaningful work in life without the worry of a paycheck.

That term is not really meaningful for rental real estate.  

Historic buildings built in 1908 as part of a college who closed down in the 30s, converted to apartments some time ago, so every building is unique.I know that I can't close on this and just jump half the complex 200 a month the day I close, I was thinking of doing some meaningful to tenants type improvements adding a few amenities, like for example it's on 3.5 acres of park like land.

That's about 1.5%For lower rents, its harder to extract that $100.

If you have significant other assets, perhaps THOSE assets should be in another entity.And last but not least, the PA Dept of Revenue is aggressive in auditing transfer taxes, and there have been cases where they have prevailed in extracting 2% transfer tax on self to self deed transfers when there is an LLC or trust involved.

I try and list my rehabs for 3 to 6 months first to see if I can extract a $10k profit first.

We have been assuming long-term price appreciation along with meaningful inflation for a while now but neither is inevitable.

In terms of GRM, to me that is not a meaningful number in terms of return on my investment.