It seems legislation effecting real estate investors is changing by the minute here in Colorado.

Turn key rehab: $8K (cosmetic stuff - carpet, paint, appliances, new fixtures and landscaping)Cash-flow property for 5 or 7 years:Rent rates in this neighborhood are $1,800+, or $2,200 for mid-term, and $2,600 Co-livingExit strategy: Due to the 5 or 7 year appreciation cycle, your property is now worth $400K+ *calculators can do this now!

You can rent by the room, which can maximize rental income.Parent Guarantees: Many student leases involve co-signers, usually parents, which can provide additional financial security.Low Vacancy Rates: Due to the high demand, vacancy rates tend to be low, especially if the property is close to campus or in a desirable student neighborhood.Flexible Lease Terms: You can structure leases to fit the academic calendar, which means you can adjust rents annually based on market conditions.Cons:High Turnover: Students typically stay for shorter periods, leading to higher turnover rates.

I’ve been looking, albeit a short time for these types of homes in CO, MT, ND, SD, NM etc. haven’t seen anything @ $9500 sales price let alone move in ready... my guess is you buy from a wholesalers?

So, if you can learn to manage or get a co-host, you will do better.

I have a rental home in Centennial, Co (couldn't find Centennial on the Colorado city options). 

To get a loan, try these: loans with a co-signer, portfolio loans, and hard money loans.

Ramsey Co was just as bad last year.  

I am just starting my REI journey so I cannot speak from personal experience on what I have done, but I used to practice corporate law and a LLC definitely serves a purpose.One thing I have not seen mentioned (though I might have missed it) is that you have to be careful not to co-mingle personal assets and you must treat the LLC as a truly separate entity.

However, I lack experience in the USA market.I propose a hybrid investment model where the lender provides 100% financing for all costs and becomes a co-owner of the property.