I'm very intrigued by a property that is in a great neighborhood and will appreciate very strongly, but using any sort of financing on it the cash flow return is deep in the negatives for a couple years even though the ask price looks like a good deal compared to other houses around.

All in, my mortgage is $1,100/ month and all comparables are renting for $1700/ month in my subdivision. 

Assuming a required rate of return of 5% (comparable to high-yield savings or a CD), the deal would need to yield a total CoC return of 10% (since everything is split 50/50).I'm stuck because while playing around with numbers, achieving this return seems improbable if not unrealistic.

The price to enter is extremely low compared to other markets in the U.S.

Students need housing year-round, and new students arrive each academic year.Higher Rents: Student rentals can often command higher rents per bedroom compared to traditional rentals.

However, this can be contrasted to a considerably lower rate in those segments with college degrees and further educational attainment, which is supported by lower median income of $34,748 in 28301 and $54,444 in 28304 compared to $66,778 in 28305 and $61,053 in 28306.

Prop tax's some of the lowest the country very low insurance stucco houses tile roofs and desert landscaping all lead to ease of maintenance over time compared to FLA which of course has all sorts of weather related issues that is detrimental to houses .. high prop tax and sky high insurance ( certain areas) But its also growing.. so there is that.

But when you are trying to compare how to spend money versus non-real estate alternatives like stocks and make sure the juice is worth the squeeze, IMO you want to do a proper underwriting. 

What will be the cost of THAT money compared with the cost of a refinance of your current home at today's interest rates - taking into account that you will be able to write off the mortgage interest for a rental on your Schedule E once you turn it into a rental?

From my experience, HD Supply Home Improvement Solutions was considerably inexpensive compared to anywhere, even Lowes and Home Depot.