We should be listed at this point and we have at least another 2 weeks left to get there (no point in fully pulling the cord on this GC at this point).

@Scott LorenceThe advantages to renting to college students are that they generally leave after a few years so you can do repairs or updates, you can raise rents on a regular schedule, they will pay a premium to be near campus, and if you get engineering students they tend to fix the small stuff on their own.

(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

When you are first starting out, you should probably buffer an extra 20% on top of your renovation budget to cover incidentals while you are learning the true cost of flipping.When you do all these things (conservative estimate of ARV, additional 20% estimate on construction costs, using a conservative 0.7 multiplier in your estimate), you are unlikely to lose on your first flip (but it will be harder to find your first flip).  

Hey Alev, welcome to the BP community.Wishing you the best on your journey.

If the tenant is not cooperative, are they current on rent?

Quote from @Enzo Moraes-Chagas: #1: don't spend all your money on a property.

So, why is McDonalds still spending billions on advertising?

Also, something the state though is looking to make a law on now though.

Using equity from your primary residence with a HELOC is a smart strategy, and focusing on cash flow while keeping an eye on appreciation is key.