My ideal property is a detached single-family distressed, 3/1 or 3/2 home in an A or B neighborhood with good schools, ideally in the $200K-$300K range.

LLC's don't magically create write offs unfortunately as much as social media would love you to believe.

Purchase price: $70,000 Cash invested: $20,000 Sale price: $135,000 2 Bedroom 1 Bath 900 sqft fix and flip home located near public elementary school in an area that is getting fixed up.

I think a handshake conversation goes a lot farther than a phone call (old school).  

That is natural lifecycle of any learning, as you move from elementary to high school, to college. 

Don't buy a 3-unit or 4-unit if it is not in a good area with good school districts.

There tends to be less competition from every day home owners who need to move in the spring/summer before the new school year starts and thus the possibility of having more leverage on sellers.

I'm considering SFH or Condo or townhouse to start with targeting local college/schools.

But I am old school its why I only use Commercial banks I want to pick up the phone and talk to my banker.

I went to school in Santa Barbara and now live and invest just over the hill from Sacramento in Reno, NV.