Out of bed before 5 am - (I had a separate habitat for starting the day right but then slowly started pushing my time of getting up back2. 

A nice 3 bed 1 bath around 1200 sq ft is easy to buy, cost very little to maintain, rents easy, and is easy to sell to another investor or a homeowner.

@David Rodriguez  The only thing I would add is a two bed might do better as a two bed rather than 1 plus office.

Each unit is 2 bed 1.5 bath.

Builders do this a lot to add extra potential sleeping area without having more bedrooms than septic is rated for.I have seen people put beds in the loft after closing or even close in this area to make an unofficial bedroom.Just be clear in your pictures and description and you should be fine either way.

If you're going to work with contractors, collect rent from tenants, or try to bed the hot chick at the bar, you better learn to recognize warning signs and get out early. 

Quote from @Jason Seay: 3 bed 2 bath house. 

We've pre-leased ~225 beds out ~240 already for next year and 90% of our leads come from that.

These are all going to be 2 bed 1 bath a little less than 700 sq ft. 

We already signed the purchase agreement several months ago...it has been on hold while they mitigated a pest control issue that has taken 2 months.If it's that important, make it part of your purchase agreement.