Their rent will be about 1.5x normal rates.The unit will be furnished and all utilities will be in our name (power, water/sewer, internet).

Because intrastate (single state) offerings must still comply with that state’s securities laws, and because with the internet its difficult for offerings of any size to be limited to investors residing in a single state, the exemption for private placements is the exemption from registration most often used. 

At the end of the day if you run your numbers and analyze like 10 properties a day, and every single day scour the internet for anything new, you will eventually find something that works and know it almost immediately.

@Eric Coats, to answer your specific questions, estimating expenses are pretty simple. 

Also would you focus on a specific target market you are familiar with and know the comps like the back of your hand and have boots on the ground ?

Are there specific military programs or contacts I should look into for housing opportunities?

Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

Midtown refers to a specific area and it's quite desirable. 1/1 MTRs would do well here IMO.

May I ask why you are specifically looking for smaller deals? 

If people took the five minutes to complete it they would not need to be asking and searching the internet for their answers.