.* Our agents met and we learned that the lowest they'd go was $510 because of a HELOC* We offered $520K with $10K seller credit to be used for closing costs.

Markets in the Sunbelt—like Birmingham, AL, or Chattanooga, TN, for instance—offer far more favorable rent-to-price ratios, so you’re more likely to find cash-flowing opportunities there than if you constrained yourself to NJ.You also make a good point about the BRRRR approach.

Generally there is consensus that DSCR Lenders can only offer a 1% prepayment penalty for up to 3 years in MI, but some lenders have recently reportedly been flaunting this rule - I would just tread carefully here in this area, generally not advisable to get potentially tangled up in a flawed legal doc with a non-sophisticated or fly by night lender

Now that doesnt mean lowball offers arnt sometimes proper.

We also offer 3 tiers of competitive maintenance packages for inspections and regular upkeep and maintenance of properties!

I've rented to close to 1,000 students since I started at the age of 25 and wanted to offer some insight.

1031 exchange sounds good in theory, but you need to do it in an area and at a time where there is inventory to choose from because once you identify the three properties, you have to close on one of them which is very difficult in a competitive environment.

To that end, I made a Google sheets document with every hospital system in GA along with the following data:CityZip CodeRentometer 2/X   (what a 2 BR, any bath) goes for on Rentometer)RentRentometer 3/1+ Rent (what a # BR, 1.5+ bath) goes for on Rentometer)"Minutes to home"  (how far a drive it is for us)"Staffed Beds"  (measure of how big a hospital is)"Total Discharges" (a different measure of hospital size)"Patient Days"  (yet another different measure of hospital size)"Gross Patient Revenue ($000)" (you guessed it, hospital size)Map Searches & Housing Requests (this and everything below was from FF.com stats page)Furnishedfinder.com Page ViewsTotal RoomsPrivate Rooms % UnitsHotels% Whole Place > 2500 %Whole Place > 2k < 2.5k %Whole Place > 1.5k < 2k %Room > 1500 %Room > 1k < 1.5k Page view per roomThis allowed us to narrow our search to hospital systems near us (less than 2 hours) in a less competitive market (higher page views per room advertised on FF.com) with a significant % of units being rented on FF.com at higher rents (more $). 

There is plenty of supply so I would either pass on this or write them an offer that makes sense from your position.

I checked the website AirDna and most homes that rent well offer a pool as an amenity.