She had her take my children and my name off of rent-controlled lease and my mother destroyed my documents and some of my works, I wrote short stories, and threw out my clothes and shoes.

Yes i do, every time i come home, take off my shoes, put my slippers on and sing wont you be my neighbor..... the first time would be OK but being that this happened again then that would be enough to charge the tenant. i would also send a letter to them saying that cloths or anything else other than washing your hands and brushing of teeth are not allowed in bathroom sinks and the same goes for the Kitchen sink with the added exception of washing dishes, provided no food scraps  are dumped down the drain.

@Alex Wuesthoff Put yourself in the Realtor's shoes for a minute.Almost without exception, we are private contractors (1099s), not employees (W2s). 

I became a much better agent after I purchased my first home/property because I knew what it was like to walk in my client’s shoes.

Any property that has a pro-forma showing cash-on-cash returns of 48% is...well...you can guess.So what I would do in your shoes is do some research and figure out what you think a target cash-on-cash return should be. 

They broker the transaction but it is up to the seller and you to agree on the final terms.That is what I would do if I were in your shoes.

PMs can be expensive, if I were in your shoes I would work with one of you friends/relatives and try to strike a deal where they are the contact, take care of showing properties, and only call you when needing guidance for a decision.Kinda surprised that you found something in Rochester that was cheaper than a similar investment in Duluth... 

Understandably these current members are working to operate on a shoe string with the few tenants who actually live in the units full time and still pay their dues (despite the disrepair), but this is just a trite few and enormous bills from the past.Research on the XXXXXX XXXXXXX Condominium Complex show taxes for association owned units are up to date yet the utilities for its owners are significantly behind.

What if the shoe is on the other foot?

If I were in your shoes, I would find a REALTOR® in the Inland Empire who is knowledgeable about both university properties and working with investors.