Don't let this woman sob story you, don't let her dictate to you how this relationship is going to go, don't be passive.

Once "prettiness" dictates the choice of your primary, rather than "potential", we can't help you anymore.Congrats on having such healthy savings.

You may want to consider the seasonality of champaign URBANA, the students/ school year dictate the times you can rent houses.

It is almost impossible to dictate which tenant does what (unless there are two driveways, etc) so all of this falls on the LL and costs you money and TIME! 

Sometimes you will see a listed price and then after talking with the sellers broker to see why they are selling you find out the seller might look at a substantial price drop due to timing or life circumstances.In that case it's not the market but the sellers life circumstances that might dictate a below market sale.What price point is this?

Time frames will be dictated by the coordination with those departments.  

This is important because building size generally dictates how fast new tenants move to make a decision.

I would not go for the best cash flow locales as they typically are the best cash flow locale because they have little historical appreciation so the market dictates a price that produces cash flow. 

Even if it is in an area with zero setbacks (unlikely outside of an urban downtown), there are generally zoning regulations that dictate Floor Area Ratio.

As with all homes, location and price range dictates demand but overall Tomball is a highly desired area with good amenities so a well-priced property will sell.