Rents have been pretty close to what the housing authorities advertise, sometimes even a bit higher.Fort Wayne’s a solid spot with low taxes and good cash flow—definitely worth looking into.

Locally my observation is that the need is more for low income young and working vs college student.

Shoot me a DM if you want some help with finding a condo or house with a low rate that's on market.

I've seen some as low as 6k and as much as 14k annually.

It's interesting because of the low start up capital and potential for higher returns.

Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?

As I see it, the only ways that real estate pays you well in the first 3-5 years is low to no leverage or a strategy that requires more work (short term rental, mid term rental, rent by the room, etc.).  

Even though your Realtor might be good and helpful their ultimate goal is to get the house sold and no one will see the vision you have set for yourself, in the same light that you will.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

Low cost + high rent/value ratio.My market of Middle TN doesn't have any livable property for that price and the 1% rule isn't very realistic.