Is this a viable opportunity or am i trying to make the pieces fit where they don't?

My first piece of advice (and probably one you don't want to hear) is to get the credit card debt paid down before asking for a loan. 

So this might be a dumb question but let's say I have ten fha loans out for 50k a piece.

Coincidentally, I had thought a bit about the BRRRR strategy (forgot to mention that piece in my initial post).

I will add one piece of advice from an Architect's perspectives.

An investment experienced realtor can also help present their own rough ROI calculations for different properties they show you, but I still recommend you do that piece on your own to verify

So I guess there's still some time to figure that piece out + get the confirmed designated opportunity zones for each state.

Good evening I property that fell on my lap and wanted to see if is a deal it is a multifamily in a college area where the rooms rent for $500 a piece.

Even if this fell through this guy is a piece of work. 

I agree with @Christopher Leon that a small condo association has to make up the difference and the piece of the pie is much larger.