I am sure that is mostly attributable to your wifes [and your] actions.

There are a number of items that make up that criteria, but there are two that stand out:1 - You must be really good at Analysis (market, rehab, and property)2 - You must build (and grow) your Buyers list. 

I don't see why I couldn't rent out a residential property as an investment, but the law can be pretty twisted and illogical.The alternative -- a land contract -- would require a larger down payment because taking it back would be about a 5 month process (streamlined a bit by the property being unoccupied, because at least it wouldn't involve an eviction) -- and much more complicated if I do it myself, or expensive (~$400-$500) if I hire an attorney.The main thing is to make it stand out among the thousands of similar properties glutting the market and catch a rehabber's eye ...I'm also looking into contractors who might finance someone like me.

One of the most important things to have in mind is a way to make your item stand out from the crowd.

Also, look to send unique mailers so you stand out.  

Private money lenders are a huge way to ramp up quickly and I attribute them to a lot of my success. 

The key is going to be finding out how you can stand out during these times.

Be forewarned, the entire 1.5 mile radius around the college is student rentals so your rental will need to stand out from the rest to avoid a high vacancy rate

If it is a closet, can you raise the ceiling in the stairs/the floor above it and make a 'bench' in that part of the closet (not for actual sitting, but raise the floor and maybe add shelves above it so it doesn't stand out)?

At the time of sale, if there is still debt-financing in place, there will be a tax on the income attributed to the ratio of debt still present (UDFI).