I'm starting to see most people seem to be playing the market in regards to appreciation, which in turn is essentially gambling in my eyes (although, some markets require it for a profitable outcome).

It's so unethical, it's fraudulent on several levels- and if you want to be the person publicly advising others (who'se tax returns you're not responsible for in any way) to do it then that's fine.

As has been mentioned above, the worst thing you can do in such a situation is go in being able to juggle loans (see Uncut Gems...good movie even for investors to check out) that ultimately can turn into gambling when you don't know if you're numbers are going to bear out and you're going to hit a profit that makes it worthwhile in the end.

You could attempt a lower amount ($200-225k) just off campus and try to get student rentals but might be a gamble.

Here is how my investments are broken down using approximate numbers.Real Estate= 60% reflected in equity positions (pays me to own it/dividends in the form of cash flow/appreciation)Physical Gold= 8% (hedge investment)Physical Silver= 16% (held as speculative asset with inherent redeemable value)Bitcoin + other Blockchain via coinbase= 8% (held as speculative asset-long term value unknown) I know some people will ask how I can be a precious metals bug and own Bitcoin.......The truth is that people much smarter than me have decided that it is a speculative asset class that is worth gambling on.

Never pay anyone to give you a POF letter, essentially is borderline fraudulent because you can have a 490 FICO and say you’re approved.

That would not only be a fraudulent tax return but mortgage fraud, too.

(alternatively, it is in case they ghost you and to protect against fraudulent claims from subs that never worked your site)GC must name you as additional insured on their insurance. 

Well, I guess my basis would be that the agent made (being extreme here) a fraudulent and knowing mis-representation of the buyer. 

The appreciation play is never certain, but it is not a gamble on hope, it is based on extensive statistical analysis of future expansion developments and years of data tracking solid growth.