You could try to chat with some people on campus and maybe even set some flyers up in or around the stadium. 

In this way, neighbors may not even be aware its for sale until after it goes under contract. 

Post on local Facebook pages for contractor referrals, go to local REIAs, and ask your potential agents and PMs (even if not using a PM at first...you may at some point).There is only so much that service providers can do and many of them are far from "experts"; so, be prepared to be your own expert at being willing to figure stuff out as you move forward.

You will often see this with their scheduling, communication, and even finances (asking to be paid ahead of schedule).

I have been thinking small office or retail (which I have experience in); larger multi family (10-20 unit), RV Storage, and have even thought about beach front hotel, or at least ocean view hotel.

Even the 3400 would be pretty amazing if you could swing it.The bottom line is what a place like that would bring.

You might even be able to get out from under the built up tax liability.With your asset amount, maybe its possible to sell out / 1031 to a REIT, and still cash out leaving behind the tax liability. 

Title cos are slowing down and even going out of biz.

But the other part of me is pointing out that I would have to come up with large downpayments for properties that would be break even or even lose money.

Include the finish selections as well so they understand what is being installed (Carpet is cheaper than hardwood and if you install hardwood herringbone thats even more expensive).Then you have the general terms as part of the contract which are insurance requiremens, licensing, schedule, indemnifications, lien waivers, case of default.