For a long term investor, the property is refinanced to the market rate depending on the term of the loan with the appropriate LTV to keep in line with the bank's underwriting guidelines and risk appetite. 

Perhaps we live in completely different markets and have a different appetite for risk. 12k is investable in Wichita, KS, even if it takes you down to your last dime.

It all depends on our human appetite for risk and our appetite for fun. 

These days, people are starting to realize that not everyone has the same appetite for risk, not everyone is interested in the same asset classes, and some people have preferences for how their returns are structured.  

There is no suppressed data it's just suppressed in the scoring model.

Plus with the amount of cash generated by tech startups and founders appetite for negative cashflow balance sheets, things get complicated for traditional investors.  

Let's let each other know if there is a bank with the correct appetite for this.  

This doesn't mean there is no appetite for HMO's and multi lets but it should be considered as students are predictable (10 month rental and repairs every year etc).Mark I'm in west London and happy to have a coffee and a natter about your plans if it would be helpful.

Fox Park has become a hot area for rehabs if you have an appetite for more of a project.I find my self targeting more boring/stable areas like 63109 (we live in this zip and own the 1 property here as well), Christy Park, and Bevo.

Go to etsy and search by artists in your area and email them that you're planning a one-of-a-kind market.I had started something called the 'Atlanta Underground Market' 3 years ago and it got such a buzz, that Bon Appetit magazine called it one of the top emerging markets in the U.S.