I have a MTR near Cleveland Clinic and University Hospitals, and I found it was a bit tougher than I expected to secure tenants.

Then additional expenses for virtual assistants, legal help, accounting, etc.  

Acquires a new one via capital injection annually, and with the pyramiding, after 20yrs of this will be siting on a nice holdings that is planned to fund kids university tuitions via rents at that time, which around yr17 we will start deploying into assets with more of that cash-flow focus. 

Google Forms are nice to input cash transactions directly into spreadsheet, to get applications from tenants, to ask virtual assistants to enter data.

When/how does your team decide on doing a physical site visit vs. a virtual site visit? 

Search podcasts on Youtube and check out some of the recommendations- get out there and network both virtually and in-person.

The property is fully rented, close to University and a local hospital, which should support stable tenant demand. im willing to put 20% down payment, Im not sure about the costs that i should think of other than (management fee, vacancy, taxes, insurance , Maintainance) am i missing soething here (but Im saying 55 to 60% cost of the income).

Before the pandemic, Magnolia alone (not including Baylor University or any other Waco attractions) was drawing in 10,000 tourists a week to Waco and a total of 1 million tourists a year.

Anyway, I graduated from Old Dominion University with a B.s. in Finance back in 2017, and that was really my first introduction to the idea of REI.

It has virtually no value to you as an investor.