If you miss renting to students around August 1 or before, you may wait a long time.Also college students tend to be pretty rough on wear and tear of the homes, so you want to budget for that. 

Begin with a small daily budget to test performance, then scale up based on results.

Black is also more affordable than the gold, but if you're budgeted for Gold, it does give a great warmth to a Kitchen and Bath, and can be paired with the black you have going on.I agree about leaving one bath for resale, unless the tub is in another bathroom?  

We use cheap charcoal ones and budget for annual replacements.

Assuming I had the experience, I would only buy a place with structural issues if I had 1) an experienced and trusted structural engineer telling me a clear, and verifiable explanation of the cause(s) of the problem and a viable and affordable solution, 2) trusted and experienced tradespeople who would be implementing the solution (carpenter, mason, etc.) confirming with me that they could fix the issue (with 90% or higher confidence that the issue could be resolved within budget), and 3) confirmation from city inspectors that the issue (and an inability to fix the issue) would not result in condemnation/revocation of occupancy permits. ...and even then, I'd only proceed if I had the cash reserves to ride out a major series of unexpected problems (e.g.; time overruns, budget overruns, unexpected revocation of occupancy permits from the city, etc.) 

Get rid of debt, build a budget, and save.

Or a $500K property with a rehab budget of $200K and $35K for carrying costs and an ARV of $1M.

If there are any concert venues, festivals or wedding venues within 30-45 minutes, list some of those two.I'd also change your phrasing of "our hot tub" and "our fully equipped kitchen." 

I was wondering how much do people budget for vacancy for seasonal rentals.

Being that I own it outright, and only need $125k (budgeting for unknowns), not many hard money lenders have been overly interested.