I have found a deal out of about every 600 pieces I mail.

The capital gains for 10+ years would still be tax free.Q: Does the "significant renovation" piece have to be from capital gains as well?

Ideally, response with a full color analysis would be appreciated instead of just individual pieces. 

This brings my to my current plan which any feedback would be greatly appreciated. l could buy a piece of property in between the two locations and rent tiny houses to the students with a recreational building located on the property.

My biggest piece of advice is to stay out of low end, inner city neighborhoods.

You get a piece of paper letting you know your lien was released, aaaaaaaand then you cash-out refinance.Can you not get an eighth loan but conventional 30-year fixed? 

IE 10 to 50k direct mail pieces a month. 

The house is disgusting inside, you can't see the floors, they have never thrown away a single piece of garbage,  there was a dead rat in one of the bedrooms.   

I am looking to buy my first piece of real estate in about a year.

Financing is usually the easiest piece to figure out.