Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

No matter what you do I think you are going to have guests point out that something isn’t working which could lead to annoyance or requests for refunds or bad reviews.Plus, providing bottled water over the long term probably isn’t going to save you much money compared to paying a plumber to get the fridge connected. 

That duplex sounds like it has some potential, especially with your plan to live in one side and rent out the other—that’s a solid strategy.

Doesn't sound like it would be too difficult to get funded.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

It sounds like you’ve navigated some serious challenges while staying committed to your long-term investment goals, which is a testament to your resilience.The current market definitely presents challenges, but it also holds opportunities—especially for investors who take a strategic, long-term approach.

I realize I don't have the actual NOI, but that price sounds super high for the gross income you're stating in your narrative.

Mitch,It sounds like you've had a successful run with your rental properties in College Station/Bryan - I'm impressed!

What you describe sounds a little like a BRRRR (Buy Rehab Rent Refinance Repeat). 

This sounds like Section 8/Voucher tenants, is that accurate?