I need a HML/ no intensive docs (w2'sbanks statements..etc..

When the building department sees the structural engineer stamp they ask less questions.As for how I drew my plans, I basically researched LA County building code intensively, looked at other peoples plans I found online for formatting and plotting, and came up with a professional looking set.

I believe that property management absolutely makes sense once you reach a certain scale, but for those of us that are not making $250K+ per year, and invest in decent parts of town that don't require intense management with certain types of tenants, I believe that property management is just way too expensive, given the effort.And again, you miss out on valuable experience that will help you avoid mistakes when you are scaling your business down the line when you have many units. 

Your idea about renting per student could be more labor intensive, but it's definitely something to think about.

However, rentals are capital intensive to start out.

The most time intensive part are the showings, but we have started to block of sections of time for people to view either after work or on weekends and that has worked out well so far.  

The latter is definitely more labor intensive. 

Interest rates are likely to move up, which will create a surge in "Must buy now" intensity.  

Indoor movie theater, basketball court, 8 car garage, 7 bedrooms each with a walk in closet, 7 bathrooms, pool outside with pool house. 

Just remember when you hit the "winning" basketball with 3 seconds left there is always a chance that someone will hit a 3 to beat you at the buzzer!