I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

If that's the case, then your next best bet is really concentrate on your studies.

The issue with RUBS is that it is fluid and it hinges on the # of occupants and this poses issues: 1) A child uses less than an adult; 2) a worker from home uses more than one that drives to work; 3) A couple may have a child during tenancy which they fail to divulge; 4) friends and family may visit for a few days during holidays.... etc. etc. etc.  --- and... these issues become issues for the other Tenant and then turns you into the constant 'utility police' because you constantly have to monitor # of occupants... eww. 50/50 is simple and simply understood and 100% while vacant is also simply understood.

(We had some bad subs at points) but I bet if you check your gaps you’ll find your problem.

I don't think Red Deer south is a smart bet right now. 

Investing in Detroit in 1950 seemed like a solid bet.  

Your best bet is to contact the County you plan to build in (Miami-Dade County or City of Miami) and see if a stamped set of plans is required for the development of land and building Deparment permits.

Who wants to bet the daughter has maxed out student loans, they both have iPhones, and make needless purchases? 

I do expect an ROI but my bet is that if I lead with value by actually trying to help homeowners (and lose potential deals in the process) that I’d build goodwill in the community and more than make up for it with:1.

It is simply a high-stakes gamble that you have to exit in 3 yrs or the bet won't pay off.