They prefer the middle/southern part of the country because the laws are friendly and prices are more affordable.

I would go middle of the road on efficiency if the tenants pay heat. 

well typically middle of January is winter and not fire season so you have that ..

It represents the number of months it would take to sell all homes currently on the market at the current pace of sales.

Let’s break it down with the 70% rule to see if it’s investor-friendly:ARV: $190,000 (taking the middle of $180K-$200K)70% of ARV: $190,000 * 0.7 = $133,000Minus Estimated Repairs:Roof: $20,000AC: $4,000Additional repairs (general estimate for a property needing updates, say flooring, paint, minor plumbing): $10,000-$15,000Total Repairs: approx. $35,000Max Buy Price for Investor: $133,000 - $35,000 - $10,000 (wholesale fee) = $88,000Since you’re getting it for $91,000, you’re close, but to make it irresistible, consider negotiating the purchase price down a bit further.

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Are these students just picking up and moving in the middle of the semester?

I'm on pace to be out of debt by 2024 and then I can invest all I want for the rest of my life.

A wholesaler wants to pay you THE ABSOLUTE LEAST you will take in hopes they can find a buyer who will pay MUCH MUCH more and make as much as possible in the middle.

I've set my goal at 45 (14 more years) I can only hope to match your pace and get there at 42!