Campus housing has been under tremendous headwinds for the last 4 years.These properties were sold with extremely aggressively optimistic projections, as well as a price that represented a significant premium to fair market value.So sorry to hear about your investment.

And yes you can move the market with just $1M.

.: Wild idea based on a property in my local market.

It's also helpful to consult a local real estate agent to understand market trends, including demand, vacancy rates, and rental growth patterns.

In my market - new build duplexes dont cash flow well but are typically a great 5-10 year investment. 

Analyze Rental Comps & Market Trends•Look at recent rental comps in the community—not just those from a year ago, but the most recent listings with similar size, layout, and features.

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

It's tough to swallow, but if it's not renting, it's likely as simple as the market won't bear the price you're asking.

I have an off market opportunity for a 3 plex that I’m looking at.

Market timing, properly acquired property, personal capital available How did you find this deal and how did you negotiate it?