Most assignors in my area of Texas have virtually no concept of the real costs associated with an investment, including acquisition, hold, remodel and sale costs.

There are several large hospitals, universities, technology startups, and a diversity of small businesses.

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.

Well, there are two colleges nearby, Delta State and Mississippi Valley but they are about the poorest 4-year public universities in the state and most of the people that go to them are from the Delta. 

President of the Universe could take a while, the other thing will take a few years, but is not that hard. 

In fact, they explicitly disclaim virtually everything and write you can lose your entire investment.  

I don't know the city well, but seems to be light on demand drivers other than Baylor University. 

I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

I’ve been a real estate broker since 2009, working with virtually every type of buyer and seller.

I once bought a house that was so terrible of cat piss that you virtually couldn't go in without a respirator and I thought I'd have to tear out the subfloors to fix.